Twelve months ago, the sector was still absorbing the Government’s updates to the National Planning Policy Framework (NPPF). Fast forward to today, and the landscape is shifting again. With the release of a new draft NPPF for consultation in December 2025, the implications for developers are significant.
Why the NPPF is Important
The NPPF remains the central document for providing guidance on how local authorities should prepare their local plans and determine planning applications. While councils retain their responsibility for decision-making, the framework is a “material consideration” that powerfully shapes how decisions are reached.
The latest draft shows a much stronger national influence on planning decisions – a notable shift from previous years.
New Structure for a New Era
The December 2025 draft provides a new two-part structure for the NPPF:
- Plan-making policies
- National decision-making policies (NDMPs)
National Policy to take the Centre Stage
Under the 2024 NPPF, councils were asked to give “due weight” to policies depending on their consistency with national guidance. The new draft goes much further: where local policies diverge from national ones, they should now be given “very limited weight”.
In practice, this means national standards will more readily override local preferences – a major change for developers navigating areas with restrictive or outdated local plans.
Key Policy Shifts Developers Need to Know About
Several target reforms are set to reshape how and where development will come forward:
- A “Default Yes” to Developments close to Railway Stations
Applications for development within walking distance of railway stations will now benefit from a presumption in favour of approval – a clear push towards sustainable, transport-oriented growth.
- Redefinition of Grey Belt Land
The definition of “Grey Belt” land continues to evolve, making it easier for lower quality land to be released for development.
- Green Belt: Higher Bar, Clearer Expectations
Development on Green Belt land will now require:
- 50% affordable housing in some circumstances
- Infrastructure improvements
- Enhanced public green space
This signals a shift towards conditional flexibility rather than overall protection.
- Brownfield on Green Belt
Previously developed brownfield sites within the Green Belt should be given a smoother passage through the planning process provided they do not harm openness and meet the NDMP tests.
- Biodiversity Net Gain Relief for Small Sites
BNG requirements will be streamlined for some small sites, reducing the administrative burden and helping smaller schemes to progress more easily.
What this Means for the Year Ahead
The direction is clear: national priorities – housing delivery, affordability, sustainability, and land efficiency – are being placed firmly at the forefront of planning decisions.
For developers, this could mean:
- Greater certainty where local plans are outdated or restrictive
- More opportunities around transport hubs and lower quality Green Belt land
- Clearer expectations for Green Belt proposals
- Reduced friction for small-scale developments
Transitional arrangements will apply. Consultation on the draft NPPF closes on 10 March. Expect to see the new NPPF published in Spring/Summer 2026.
