Latest updates to the National Planning Policy Framework (NPPF) have been issued this week (Aug 2026) with new revisions intended to strengthen the role of national policy in development management, accelerate housing delivery and support economic growth. For Richborough, and our clients, the changes are overwhelmingly positive. In this Q&A, our planning director Mark Dauncey takes us through the main headlines, landowners, agents and planners should look out in regards to strategic land.
What are the biggest changes in the new NPPF?
In summary the new reforms strengthen the prospects for promoting both strategic housing and employment land by:
- introducing a more explicit presumption in favour of development in suitable locations
- materially increasing the weight to be afforded to national policy in planning decisions
- strengthening policy support for logistics and strategic employment uses
- reducing the ability of neighbourhood plans to frustrate strategic growth
- increasing pressure on local planning authorities to prepare up-to-date local plans, supported by more realistic approaches to viability and deliverability
Collectively, we believe these changes will considerably increase opportunities to bring forward housing and employment land.
Is there now a stronger presumption in favour of development?
Perhaps the biggest change is a clearer presumption in favour of development. Within existing settlements, the Framework now gives stronger support to development in principle, while outside settlements it sets out specific circumstances where growth should be supported, replacing the previous “tilted balance” approach.
The introduction of a “default yes” approach for housing proposals located within reasonable walking distance (typically up to around 800 metres) of well-connected rail and tram stations is also a positive change. This distance-based approach to transport nodes is particularly important, as it explicitly supports higher density residential development in highly accessible locations. Positively, the minimum densities proposed in the draft NPPF have been tempered to a more market-facing and deliverable 35dph or 45dph – but it will still be challenging to make this work on all qualifying sites.
What does the new NPPF mean for logistics and employment land?
The revised NPPF also significantly strengthens support for economic growth and nationally important employment development.
The Framework now provides enhanced support for logistics, freight infrastructure and modern industrial development as part of the Government’s wider industrial strategy.
This reflects recognition that logistics is essential infrastructure, supporting national productivity, supply chains and economic resilience.
For promoters of commercial land this is particularly significant because logistics development has historically faced considerable resistance from local planning authorities despite clear market demand. For Richborough’s Commercial team, these changes are a much-needed and positive policy approach that will boost the supply of freight and logistics land and reduce planning hurdles.
How do the reforms affect national vs local planning policy?
One of the biggest changes is the greater importance given to national planning policy. The Government wants a more consistent approach across England, with less scope for local policies to differ from national policy. Policies that conflict with national guidance will carry less weight when planning decisions are made.
Although section 38(6) of the Planning and Compulsory Purchase Act remains unchanged, the revised Framework is intended carry much more weight in planning decisions. In practical terms this means:
- greater consistency between authorities
- stronger reliance upon national policy at appeals
- less weight being afforded to outdated development plans
This is likely to be one of the most commercially important reforms. Many authorities continue to rely upon ageing local plans containing restrictive housing or employment policies.
The revised NPPF provides greater scope to argue that national policy should take precedence over outdated or inconsistent local restrictions, with greater weight given to proposals that align with national policy even where local policies point in a different direction.
How does this affect neighbourhood plans?
Neighbourhood plans remain part of the statutory development plan, but they must operate within a planning system where national decision-making policies now carry substantially greater influence.
The reforms therefore reduce the ability of neighbourhood plans to prevent development that aligns with national objectives for housing and economic growth. For site promoters this should reduce instances where:
- neighbourhood plans seek to resist strategic allocations
- restrictive settlement policies that frustrate sustainable expansion
- locally-derived policies conflict with national growth objectives
While neighbourhood plans remain important, they are less likely to represent an effective barrier where proposals are consistent with the revised national framework.
What has changed in terms of Green Belt / Grey Belt land?
A further important area of change relates to Green Belt policy, including the formal recognition of “grey belt” land and a wider range of land that can potentially be developed.
The revised NPPF does not abolish Green Belt protection, but it does materially adjust the approach to its review and release in order to support housing and economic growth where necessary. There is now greater emphasis on Green Belt assessment through plan-making with a detailed process set out for this.
It is also positive to see that if a development plan’s spatial strategy has identified suitable land around well-connected stations for development, exceptional circumstances do not need to be demonstrated to justify altering Green Belt boundaries.
What does it mean for local plans and viability?
The revised NPPF places renewed emphasis on up-to-date local plans that reflect national policy and identify sufficient land for housing and employment.
The Government has made clear that local plans should become the principal mechanism for directing growth rather than delaying development.
The revised Framework reinforces the importance of realistic viability assumptions at the plan making stage, with policies expected to avoid cumulative requirements that make development unviable. For strategic site promoters, this provides greater scope to challenge unrealistic policy burdens during plan examinations.
Overall implications for strategic land
While implementation of the revised NPPF will inevitably depend upon how inspectors and the courts interpret the new Framework, the direction of travel is clear: national policy is intended to support the delivery of sustainable housing and commercial development more consistently, with less opportunity for restrictive local policies to impede growth.
This provides a stronger planning policy basis for achieving the Government’s economic ambitions. Its effectiveness, however, depends on its implementation and a change of culture in most Councils and Statutory Consultees who need to see themselves as agents of growth.
It is also important to remember that planning reform alone will not deliver the homes and jobs that the country desperately needs. Development needs to be viable. The number of planning applications and consents are trending downwards due to the cost and length of time it now takes to secure major outline planning permissions as well as the underlying viability of sites.
Demand side support for first time buyers is urgently needed. There needs to be greater flexibility and pragmatism in S106 Agreements relating to affordable housing, with Discount Market Sale tenure featuring more prominently and cascade mechanisms becoming the default.
Do get in touch with us to discuss any land opportunities you may have.