National Planning Policy Framework Changes: How They Impact You

875 452 Middleton Advisors

Last week, we hosted a webinar with Duncan Hartley of Rural Solutions to assess the impact of the government’s National Planning Policy Framework (NPPF) on homeowners and property professionals.

Green Belt policy has long played a crucial role in shaping the UK’s landscape, balancing conservation with the growing need for housing and infrastructure. However, recent policy changes signal a shift in how these areas will be managed, particularly with the introduction of the Grey Belt designation and new housing targets.

Our recent webinar brought together industry experts to discuss these evolving regulations, their implications for landowners and developers, and the opportunities they present. In this article, we provide a comprehensive recap of the key discussions, expert insights, and practical takeaways.

Key Takeaways

1. Major Planning Policy Shifts Under the New Government

The government has placed a strong emphasis on housing delivery, making it a key priority in national planning policy. Highlights include:

  • The reintroduction of mandatory housing targets for local councils, significantly increasing development expectations.
  • A requirement for councils to review Green Belt boundaries if necessary to meet their housing needs.
  • A shift in policy to support low-carbon and renewable development, including the reversal of restrictions on onshore wind turbines.
  • A renewed focus on fast-tracking Local Plans, with penalties for councils that fail to meet targets.

2. The Growing Role of Grey Belt Land

One of the most notable policy changes is the introduction of the Grey Belt—a new classification within Green Belt land. The webinar explored:

  • What is the Grey Belt? It includes previously developed land or land that does not strongly contribute to key Green Belt purposes.
  • Development potential: New housing may be acceptable on Grey Belt land, particularly where local housing supply is insufficient.
  • Planning considerations: Development proposals must demonstrate they won’t cause substantial harm to the openness of the area.

These changes present new opportunities for property development, particularly for brownfield sites and land on the edge of settlements.

3. The Five-Year Housing Land Supply Challenge

A critical factor in the evolving planning landscape is the five-year housing land supply requirement.

  • Councils must show they have allocated enough land to meet five years’ worth of housing demand.
  • If they fail to meet this requirement, their housing policies may be considered outdated, making it easier for developers to secure approvals.
  • This is particularly relevant in rural areas, where housing targets have increased significantly, making it harder for councils to demonstrate sufficient land supply.

For property owners, this creates short-term opportunities to bring forward land for development in areas where councils are struggling to meet targets.

4. Green Belt Policy Adjustments and Opportunities

While Green Belt protections remain in place, key changes offer new opportunities:

  • The policy test for new housing has been revised from requiring “no greater impact on openness” to permitting development unless it causes substantial harm to the openness of the Green Belt.
  • The government has emphasised brownfield redevelopment, particularly in Green Belt areas where sustainable housing is needed.
  • Recent appeal decisions indicate that carefully designed developments on Grey Belt land have a stronger chance of securing approval.

5. Climate and Sustainability Considerations

Sustainability remains a critical factor in planning decisions. New National Planning Policy Framework (NPPF) guidance highlights:

  • Greater policy weight for low-carbon and renewable energy projects.
  • More support for energy-efficient building improvements, particularly in existing properties.
  • A vision-led approach to transport planning, ensuring sustainable infrastructure is considered early in development proposals.

While the NPPF brings both challenges and opportunities, our discussion highlighted that navigating these changes effectively requires specialist expertise. Despite the complexities, we continue to see positive opportunities in prime property markets.

Please don’t hesitate to get in touch with Middleton or with Duncan at Rural Solutions if you have further questions relating to the NPPF.

View the presentation slides here.