The revised National Planning Policy Framework and registered providers

The final version of the updated National Planning Policy Framework (“NPPF”) was published on 17 August 2026. Initially unveiled in December 2025, it is anticipated that the NPPF will streamline the planning system to support the delivery of new homes by introducing a clearer distinction between policies for plan-making and decision-making and stronger support for housing, economic growth and development.

The new version of the government’s planning rule book aims to be "clearer and more comprehensive" and help reverse the flagging number of houses being built. The changes to the NPPF are therefore all aimed at meeting what the Government has stated is its “stretch target” of 1.5 million new homes previously announced at the outset of the Labour Government taking power.

The NPPF has already become national policy, and going forward it will clearly affect planning decisions and Local Plan preparation.

What are the key changes set out in the NPPF?

The NPPF sets out numerous changes to the current planning framework and a summary of some of the more important and pertinent changes has been set out below:

• The Government has introduced changes to national planning rules intended to accelerate housebuilding near train, tram and underground stations across England including a “default yes” for housing “within a reasonable walking distance of well-connected train stations”, and minimum density expectations around stations with the aim of making better use of what is currently underdeveloped land. Additionally, the scope for development near stations has been expanded, to now include the top 80 Travel to Work Areas, with reasonable walking distance from the station confirmed as 800m.
• Strengthened support for AI Growth Zones and data centres.
• Measures will be introduced to streamline decision‑making, such as reduced information requirements for smaller proposals and the introduction of a new category of “medium” developments
• A minimum of 40% accessible homes will be required on “major developments”.
• A more proportionate approach to decision-making and local policies which conflict with the NPPF will be restricted aiming to reduce reliance on subjective judgements and to limit duplication between local and national planning policies.
• The alteration of minimum density standards for housing sites to a range of 35 - 45 dwellings per hectare, which should be more deliverable for developers.
• Changes to viability procedures which should help developers address current market conditions and increasing regulatory requirements. Developers will now be allowed to diverge from local plan requirements in planning applications where the scheme costs were not considered in the local plan viability assessment. However, if developers wish to change cost assumptions in the viability then they will need to demonstrate this with reference to a significant market change. The revised NPPF is also helpful for developers in that it does not incorporate earlier proposals to fix developer margins and land prices.
• In respect of biodiversity net gain, the revised NPPF reiterates the minimum 10% requirement, with less weight given to local policy that seeks to inflate this.
• Ministers also said the reforms will reduce planning “gold‑plating” by restricting local policies that conflict with the new national rules.
• It is also anticipated that significant emphasis will be placed by planners on the definition of settlement boundaries, with the NPPF providing opportunities for new development both within and on the edge of existing settlements. This includes locations that meet the broader definition of Grey Belt land.
• Protections for certain community assets, such as pubs and music venues have been reiterated and the Government has stated these will be safeguarded from being lost “without good reason”.
• Reforms to help councils approve schemes that include shops, leisure facilities, clean‑energy infrastructure and food‑production sites.
• The Government has also reworked statutory consultee arrangements as part of the new rules aiming to cut “unnecessary bureaucracy” by reducing blanket consultation requirements. As part of this, councils will no longer be required to seek sign‑off from certain public bodies where specialist advice is not needed, with expert input to be concentrated on cases judged to benefit most.

The Government has stated that these changes are intended to unlock investment, create jobs and help families live closer to work, schools and transport as it pursues its target to deliver 1.5m new homes over the current parliamentary term.

Reactions from those in the affordable housing sector

The NPPF has had a broadly positive reception from those in the industry and has been welcomed as providing a national frameworks from which local planning authorities can now produce the new-style local plans.

Kate Henderson, Chief Executive of the National Housing Federation has stated that the NPPF will hopefully “improve and streamline the planning system to support the delivery of much needed new social homes”.

For those in the social housing sector the fact that the Government has decided against removing onsite affordable housing requirements on medium-sized development sites has been extremely positive. Hopefully, this decision will safeguard an important route for delivering social homes in rural areas and ensure that affordable homes can be built where people need them across the country.

Gavin Smart, chief executive of the Chartered Institute of Housing has advised that whilst the direction of travel is positive increasing supply cannot simply mean a focus on numbers alone and that the mechanisms that are used to deliver affordable homes will also need to be protected and further changes and investment will be needed to deliver the necessary infrastructure and ensure that all new homes are accessible and climate resilient.

Conclusion

This NPPF is the eighth iteration of national planning framework since 2012; for it to have the effect intended many in the industry will now be hoping for a period of policy stability. By and large this latest version is as was anticipated, including for the first time a series of rules-based policies for both plan making and decision taking.

Fundamentally there is now a strong incentive for local authorities to promptly produce an up-to-date local plan. Given that Local Plan time horizons can now be set at as little as 10 years, rather than 15, plan making should hopefully be easier and as all present local plan policies now predate the revised NPPF; without them being updated to match the NPPF some will be given limited weight in decision-making where they are inconsistent with the Framework.

As the Government have not implemented the removal of onsite affordable housing requirements on medium-sized development sites, this is positive news for the sector and will safeguard the delivery of more affordable homes going forward.

Catherine Kennedy is a Partner and Head of Housing and Regeneration (Property) and Jacob McGrath is a Paralegal at Forbes Solicitors.