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Yesterday, the government published the latest National Planning Policy Framework version. While most of you have likely come across various updates on the topic, we wanted to share a brief summary here, along with a tracked change version of the updated NPPF for some pre-Christmas bedtime reading…..
Read the tracked summary here.
Key changes to look out for:
1. Proposals on brownfield land have further support, where refusal needs to be based on a test of ‘substantial harm’
2. Housing Need & Supply
- The mention of “advisory” housing targets has been removed, making it clear that the standard method is now the baseline for all new Local Plans. Councils can no longer use ‘exceptional circumstances’ to justify lowering housing targets. Furthermore, all councils must demonstrate a five-year housing land supply. If plans with outdated targets remain in effect after July 2026, Councils must demonstrate six years’ worth of housing supply.
- The standard Method for calculating housing need has been refined and has significantly increased the level of housing which Councils now have to plan for.
- The requirement to deliver at least 10% of homes on major schemes as affordable homes has been removed, alongside the requirement for 25% of affordable homes to be “First Homes”.
3. Green Belt & Grey Belt
- Green Belt land can be released under exceptional circumstances, most notably (but not exclusively) to meet housing needs, with a focus on affordable housing.
- Not much has changed for development in the Green Belt, but the definition of Grey Belt is defined as previously developed land in the Green Belt – and/or- Green Belt land that does not strongly contribute to the unrestricted sprawl of large built-up areas, preventing neighbouring towns merging into one another or preserving the setting and special character of historic towns. Grey Belt also “excludes land where the application of the policies relating to the areas or assets… would provide a strong reason for refusing or restricting development.”
- For all development on Grey Belt land and new Green Belt releases, there is a need to meet the “golden rules” which include the provision of at least 15% more affordable housing than would otherwise apply (capped at 50%), infrastructure improvements and provision/improvement to green spaces.
4. Flood Risk & Sequential Test
- Clarification that flood risk mitigation measures should be considered when conducting a sequential test for planning applications.
4. Presumption in Favour of Sustainable Development
- The presumption in favour remains, with clearer guidelines on its application, particularly when a local plan is out-of-date.
5. Design and Previously Developed Land
- Reference to “beautiful” has been removed in respect of design.
- The definition of previously developed land has been expanded to include hardstanding.
6. Economic Growth & Infrastructure
- A continued focus on economic development to meet modern industrial needs, including support for data centres as critical infrastructure.
7. Transition Period
New NPPF guidelines apply immediately for decision-taking, while local authorities have until 12th March 2025 to publish Regulation 19 Local Plans using the previous NPPF and housing requirements
If you would like any advice or clarity on what the revised National Planning Policy Framework means to you and your development please contact one of our Temple planning team.