The government has launched a consultation on a revised National Planning Policy Framework (NPPF), marking the most significant overhaul of planning rules in over a decade.
The reforms are intended to accelerate housebuilding across England and support the government’s target of delivering 1.5 million new homes during the current Parliament. Ministers argue that the changes are necessary to address housing shortages, rising waiting lists, and barriers to homeownership.
The proposals focus on making the planning system clearer, more predictable, and faster, with an emphasis on higher-density and better-designed development.
Key elements include a stronger presumption in favour of building homes on brownfield land, around railway stations, and through taller developments in towns and cities. The government aims to optimise land use by encouraging apartments and flats, particularly on smaller or underused sites.
The reforms also seek to reduce complexity and costs for developers, especially small and medium-sized enterprises (SMEs). A new “medium site” category for developments of 10 to 49 homes is proposed, with proportionate regulatory requirements and potential relief from certain levies. Standards relating to energy efficiency and biodiversity are to be streamlined to provide greater certainty while maintaining national requirements.
In addition, the framework promotes a broader mix of housing types, including affordable rural homes and accessible housing for older people and those with disabilities. New developments would be encouraged to incorporate nature-friendly features and to support local economies by including services such as shops, leisure facilities, and food production.
The government states that the revised policies would take precedence over conflicting local rules from the outset, enabling quicker progression from planning approval to construction. Overall, the reforms are presented as a way to unlock large-scale housing delivery, support economic growth, and ensure new homes are built alongside appropriate infrastructure.
Housing Secretary Steve Reed said: ‘Right now we see a planning system that still isn’t working well enough. A system saying ‘no’ more often than it says ‘yes’ and that favours obstructing instead of building.
‘It has real-world consequences for those aspiring to own a home of their own and those hoping to escape so-called temporary accommodation – we owe it to the people of this country to do everything within our power to build the homes they deserve.
‘We’ve already laid the groundwork to get Britain building but our planning overhaul was only the first step to fix the housing crisis we face. And today I’m going further than ever before to hit 1.5 million homes and place the key to homeownership into the hands of thousands more hardworking people and families.
Chancellor of the Exchequer, Rachel Reeves added: ‘For too long our economy has been held back by a housing system that slows growth, frustrates business, and prices the next generation out of a secure home.
‘These reforms back the builders not the blockers, unlock investment and make it easier to build the 1.5 million new homes across every region– rebuilding the foundations of our economy and making affordable homes a reality for working people once again.’
Read responses to the NPPF consultation here
Photo: Ivan Bandura
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