Revised National Planning Policy Framework to introduce default ‘yes’ for homes near well-connected stations

The Ministry of Housing, Communities and Local Government (MHCLG) said there would also be new minimum expectations for how much housing should be built in these areas. 

“It will also prevent excessive gold-plating where there are clear national standards already in place,” the Ministry said.

The MHCLG said the changes would mean that thousands of new homes could be built around England’s train, tram and underground, “helping families to live closer to work, schools and transport”. 

The Ministry said the main changes introduced by the revised NPPF are:   

• “Stronger in-principle support for development, meaning a more explicit presumption in favour of development in sustainable locations, including development within settlements
• Housing delivery and densification aimed at increasing housing supply though ‘default yes’ support around well-connected stations and minimum density expectations around stations
• Communities, design and accessibility changes including a national minimum number (40%) of accessible homes on major developments and stronger protections for community facilities
• Stronger support for growth and infrastructure including support for AI Growth Zones and data centres
• Streamlining decision-making by aiming to make planning decisions faster and more proportionate though things like reducing information requirements for smaller schemes and creating a new category of ‘medium’ development.”

The MHCLG said other changes in the revised NPP would protect pubs and music venues “from being lost without good reason”.

The Secretary of State for Housing, Communities and Local Government, Angela Rayner, said: “A safe, secure home is the foundation of opportunity, but too many people are being priced out of the communities where they want to live and work. 

“By unlocking thousands of homes around well-connected transport hubs, we’re helping people live closer to work, school and the services they rely on, while backing local businesses and driving growth in our communities. 

“That’s how we’ll tackle the housing crisis and raise living standards for people in every corner of the country.”

The Ministry has meanwhile published its response to its consultation on reforms to the statutory consultee system, claiming that previous blanket consultation requirements had slowed planning decisions.   

“Councils will no longer need sign-off from public bodies where specialist advice is not needed, while expert input will be focused on the cases where it adds most value. Sport England will continue to advise on significant cases, and the Gardens Trust and Theatres Trust will still be notified of relevant applications so they can play an important role in the planning process.”

The County Councils' Network has meanwhile warned that the revised NPPF represents a shift from a locally-led, plan-based system towards a more nationally-directed, growth-focused framework.

Cllr Andrew Husband, Housing and Planning Spokesperson for the County Councils Network, said: “County and rural unitary councils recognise the need to drive housebuilding and growth in the right areas, but we are concerned that these ‘one size fits all’ policies will have a detrimental impact on rural areas. Our members believe that the updated National Planning Policy Framework(NPPF) will weaken theirs and their local communities' voices and shift the balance of power towards developers, increasing the risk of unsustainable development in locations that lack the necessary infrastructure and services.

“Whilst the government has acknowledged some of our concerns and have suggested some of the policies in the NPPF will not operate in isolation, thereby potentially giving protections to local areas in some instances, it is unclear how this will work in practice."

Cllr Husband added: “Even where a Local Plan is in place, in many instances national policy will override this and mean that councils are unable to refuse development in locations that are not connected to existing settlements, resulting in homes being built in a piecemeal and unplanned way across the countryside. We remain sceptical that the revised document will not undermine this plan-led system. Other policies, such as the presumption of ‘yes’ to developments next to train stations, are suitable for urban areas but could permanently and dramatically change the character of a village."

“In tandem, the disproportionally high housing targets in county areas and lack of checks for developers will only encourage more development, with local people unable to have a meaningful say. We will be analysing these policies in the coming days in further detail and we will be engaging with ministers to express our members’ concerns.”

Commenting on the revised framework, Browne Jacobson partner Ben Standing said: “This is a seismic shake-up of planning policy, representing the most substantial rewrite of the NPPF since its introduction in 2012.

“To bring forward the scale of new homes that will be required if the government is to get anywhere near realising its economic growth strategy, Westminster is effectively replacing the carrot with the stick for local authorities, which are now under pressure to get their own house in order by continuously update local plans.

“Failure to do this will put areas at risk of development happening in areas where it’s most cost-effective to build but without the opportunity for councils to help shape new places as part of their place making functions."

He added: “The knock-on effect of this would be that local communities continue to feel development is imposed on them, rather than being something they feel benefits them. Tweaks to planning policy at national level can’t be the end goal but the start of a conversation that seeks to understand how local people can identify tangible progress as a result of development via upgrades to roads, schools and GP surgeries."