The new draft NPPF has landed, giving our planners an extra festive treat, for the third year running!
This is the most significant update since the Framework was introduced in 2012 and there are a lot of positives in the draft and the accompanying Ministerial Statement, with a overall emphasis on housing delivery and economic growth.
Here are a few key headlines that our planning team have been discussing so far:
New National Development Management Policies
The draft NPPF includes non-statutory National Development Management Policies, separated into plan-making policies and decision-making policies for clarity, this was previously very unclear! These policies are non-statutory, however local plan policies which are in anyway inconsistent with them will be given very limited weight important in areas such as Cornwall where the Local Plan is old, dating back to 2016.
A new category of medium sized development
The draft NPPF update has a big focus on helping SME builders by streamlining planning. A new medium sized development category (10-49 homes or up to 2.5ha) is proposed as is a new category of permission in principle proposed for medium sized sites, these types of applications are a quicker, cheaper option, currently only available for smaller sites. The focus on small and medium sites is also linked to streamlining a range of policy and regulatory requirements including cash contributions instead of direct delivery of affordable housing and exempting sites below 0.2 hectares from BNG requirements.
Upgrading the presumption in favour of sustainable development
The presumption in favour of sustainable development has been upgraded to support development “unless the benefits of doing so would be substantially outweighed by any adverse effects”, the current NPPF uses the term significantly. This is a powerful change, focussed on brownfield, urban land. Any scheme within any settlement gets approved by default unless its benefits are substantially outweighed by adverse effects. Notably the definition of settlement specifically excludes hamlets and scattered groups of houses located outside predominantly built-up areas.
Where a local plan cannot demonstrate a 5 year supply, the presumption in favour will apply to housing outside the settlement boundary as well. Interesting times ahead if this ends up in the final version as many local authorities across the country cannot currently demonstrate a 5 year housing land supply position.
Usefully for our Cornwall and Devon clients there is also support for rural businesses and services including tourism, where a location outside settlements is necessary.
Building homes around stations
We’ve blogged previously about this one but in summary there’s now a default yes for suitable proposals that develop land around rail stations within existing settlements and around well-connected train stations outside settlements.
Higher Density Development
There’s a push to get the most use out of land in urban and suburban areas, including through the redevelopment of corner and other low-density plots, building upward extensions and infill development, including within residential curtilages. These changes will support higher density development in sustainable locations, with good access to services. Local authorities must set minimum densities in well connected locations, including around train stations and town centres, and support an overall increase in density within settlements.
Securing the right mix of homes
The draft NPPF has a stronger emphasis on providing accommodation of the right mix for the local community and supporting the needs of different groups, with a longer list of the different types of accommodation included in the draft.
This includes stronger support for rural social and affordable housing and more accessible housing to meet the needs of older and disabled people. Traveller sites are now included within the NPPF instead of presented separately and there is emphasis on community-based living for the first time.
Renewable Energy
The revised NPPF seeks a radical reduction in greenhouse gases and we’re pleased to see a proposed strengthening of policy presumption towards Renewable Energy with substantial weight now given to the benefits. Repowering also gets substantial weight as do smaller scale and community led renewable and low carbon energy projects.
Economic Development
There is an increased emphasis on supporting economic development in the draft. There’s more support for farm businesses, making it clear that development needed by the farming industry should be supported with examples given including greenhouses, polytunnels for farm shops. There’s also an acceptance that business needs in rural areas may need to be located outside settlements.
The consultation period runs to 10th March 2026. Our team will continue to review the draft and comment on key matters that are likely to be of relevance to our clients. Please contact us if you would like advice about how the emerging policy may affect your land and sites.
