Last week, the Government published a new version of the National Planning Policy Framework (NPPF). The changes are being viewed as a significant pro-growth move, with an increased emphasis on the delivery of housing and other forms of development across the country.

For our clients and the projects we are currently advising on, we consider the following to be some of the key headlines:

– The new framework introduces National Development Management Policies, with national policies taking precedence where local policies are inconsistent with the NPPF.
– A clear focus on growth and delivery. The Government wants the planning system to facilitate significantly more housing and economic development.
– Previously developed and brownfield land remains a priority.
– Significant opportunities remain within the Green Belt. Grey Belt policy has been retained and clarified, providing potential routes forward for sites which may previously have been difficult to develop.
– Certain forms of Green Belt development are given greater flexibility, including some leisure and recreational uses.
– Strong support for development around well-connected railway stations, including suitable sites outside existing settlements and within the Green Belt.
– Greater scope for development outside settlement boundaries. The NPPF identifies specific forms of development which can be acceptable outside settlements. This is more permissive than the approach historically taken by many local planning authorities and applies nationally.
– The relationship of a site to an existing settlement remains important. Sites which are well-related to a town or village and can demonstrate good access to services, facilities and transport may have a stronger planning case.
– Unmet development needs may create further opportunities. Where there is an evidenced unmet need, including for housing, there may be a stronger basis for bringing forward suitable sites outside established settlement boundaries.
– A major push towards approving appropriate development within settlements. The new policy position indicates that proposals should be approved unless the adverse effects would substantially outweigh the benefits.
– A more pragmatic approach to flood risk.
– High-quality design and appropriate densities remain important.
– Unauthorised development is expressly discouraged.
– A drive towards quicker and more efficient decision-making. There is an emphasis on minimising unnecessary requirements for planning applications, avoiding indefinite delays awaiting consultees, and making greater use of standardised conditions and legal agreements.

If you think your site may benefit from the changes, please get in touch. We offer an appraisal service to review the development potential of land in light of current national and local planning policy and guidance, and can advise on the most appropriate strategy for taking a site forward.