Bamford Planning Ltd

The publication of the latest National Planning Policy Framework (NPPF) represents one of the most significant changes to the planning system in recent years. As the seventh full version of the NPPF since 2012, another update might not immediately seem remarkable, particularly to those of us now having to abandon well-worn paragraph references (again). However, beyond the shift from paragraph numbers to policy numbers lies a fundamental reworking, with implications stretching from housing delivery and Green Belt development to farm diversification, food security and rural growth.

While many of the themes introduced in the December 2024 revisions remain, the 2026 framework goes much further in reshaping how planning decisions are made, how local plans are interpreted, and how development opportunities are brought forward.

For developers, landowners, local authorities, promoters and rural businesses, the changes are likely to have far-reaching implications..

A rework of the Presumption in Favour of Sustainable Development

Within settlements, development should generally be approved unless the adverse impacts substantially outweigh the benefits. Whilst this sounds like a subtle change, the implications of the wording will be significant.

Outside settlements, a new framework identifies forms of development that should generally be supported, including agriculture, infrastructure, rural businesses (more on this later), brownfield redevelopment, housing addressing evidenced unmet need, station-related development and other specific categories of sustainable growth.

IIn practice, settlement boundaries have become one of the most important considerations in determining planning outcomes. And where there aren’t settlement boundaries, the new definition of what a settlement is will help;

Settlement: Includes cities, towns, villages and other predominantly built-up areas, including land which is allocated or has permission for development which will form part of the built-up area once the development is complete. This includes areas defined as a settlement in the development plan (whether using defined settlement boundaries or equivalent terms, or criteria for identifying settlement extents where boundaries have yet to be defined). Settlements do not include hamlets and scattered groups of houses located outside predominantly built-up areas, unless specifically defined as a settlement in the development plan. For the purpose of this Framework they also exclude villages which lie within and are defined as part of the Green Belt in the development plan.

Housing Delivery

Housing delivery remains a central Government priority.

Under the new framework, housing shortfalls are expressly recognised as “evidenced unmet need”. Where Housing Delivery Test performance falls below 75%, that need is automatically acknowledged, creating a clearer policy route for housing development outside existing settlements.

This may significantly increase opportunities for residential development where sites are well-related to existing communities and infrastructure can accommodate growth.

The focus is no longer simply on housing land supply calculations. There is now a much greater emphasis on bringing forward deliverable housing that can be built within a reasonable timeframe.

Local Plans Remain Important, But National Policy Matters More

The statutory primacy of the development plan remains unchanged.

However, the new framework introduces an important qualification. Local plan policies that are materially inconsistent with national decision-making policies will now attract very limited weight regardless of their age.

This represents a significant shift in the relationship between local and national policy.

For applicants and promoters, it means that national policy may increasingly become the decisive factor where local plans have not adapted to the new framework.

Green Belt, Grey Belt and the New Station-Led Development Route

The Grey Belt reforms introduced in 2024 remain firmly embedded within the new NPPF and largely unchanged.

The key principle remains that development may be acceptable where it does not fundamentally undermine the remaining purposes of the Green Belt and satisfies the relevant policy tests.

However, the new NPPF introduces two important developments.

First, a nationally prescribed methodology for identifying Grey Belt land.

Second, and perhaps more significantly, the framework introduces a dedicated route for residential and mixed-use development around well-connected railway stations.

Development located within reasonable walking distance of qualifying stations can now benefit from a specific policy pathway, both within and beyond the Green Belt. Importantly, this route is not wholly dependent upon Grey Belt designation or demonstrations of unmet housing need.

For many authorities, particularly those within commuting areas and growth corridors, this could become one of the most influential policy changes in the framework.

Higher Density Development

The Government’s commitment to transit-oriented development is very clear and is one of the key takeaways from the new NPPF.

The framework introduces minimum density expectations around well-connected railway stations, including:

• A minimum of 35 dwellings per hectare in accessible locations.
• A minimum of 45 dwellings per hectare where public transport connectivity is particularly strong.

Proposals that fail to use land efficiently may now face refusal.

Greater Support for Small and Medium-Sized Sites

The new NPPF places greater emphasis on supporting SME housebuilders.

Local authorities must continue identifying at least 10% of housing delivery on sites of one hectare or less. In addition, a further 10% is now expected from sites between one and 2.5 hectares unless there are strong reasons not to do so.

This means that as much as 20% of housing requirements could potentially be delivered on small and medium-sized sites.

For SME developers and land promoters, this represents a substantial opportunity to bring forward sites that may previously have been overlooked in favour of larger strategic allocations. This coupled with the BNG changes to exempt sites under 0.2 hectares is a positive step forwards.

Stronger Affordable Housing and Accessibility Requirements

The revised framework strengthens affordable housing expectations.

Existing requirements for Social Rent provision remain, while major developments will also be expected to provide a minimum proportion of homes meeting M4(2) accessibility standards, subject to local exemptions.

Combined with the strengthened Golden Rules for Green Belt development, affordable housing delivery is becoming an increasingly important consideration in both site promotion and viability assessments.

Stronger Protection for Pubs and Community Facilities

The framework provides enhanced protection for valued community assets.

Public houses, local shops, places of worship and similar facilities can only be lost where:

• Robust marketing evidence demonstrates there is no reasonable prospect of continued use.
• Equivalent replacement facilities are provided.
• Sufficient alternative provision exists nearby.

The change of use of a pub to residential has been difficult for many years. The New NPPF does not seek to change this.

Deliverability Matters More Than Ever

One of the most notable shifts is the increased emphasis on build-out and delivery.

The Government has been clear that planning permissions alone do not solve the housing crisis.

Major housing developments will now be expected to demonstrate realistic build-out trajectories, taking account of factors such as absorption rates, tenure mix and phasing strategies.

The message is clear: planning policy is increasingly focused not only on granting consent, but on ensuring homes are actually delivered.

Domestic Food Production and Food Security Gain Greater Weight

One of the most significant, but potentially underreported, changes within the new framework is the increasing recognition of domestic food production and food security as important planning considerations.

As pressure grows from housing, renewable energy infrastructure, biodiversity initiatives and commercial development, productive agricultural land is increasingly being recognised as a strategic national asset.

The new NPPF acknowledges the critical contribution that farming makes to:

• National food security.
• Rural employment.
• Supply chain resilience.
• Economic productivity.
• Environmental land management.

For developers and decision-makers alike, the loss of productive farmland is likely to receive greater scrutiny than in previous iterations of the framework.

Food production is no longer viewed solely as an agricultural issue. It is increasingly becoming a planning issue.

Clearer Support for Farm Diversification

Alongside stronger recognition of food security, the framework provides clearer direction to local authorities to support farm diversification.

As farming businesses adapt to changing economic conditions, diversification has become an essential component of many rural enterprises.

The revised policies provide stronger support for:

• New farm buildings.
• Agricultural infrastructure.
• Conversion of redundant rural buildings.
• Farm shops and direct sales.
• Tourism and visitor accommodation.
• Rural employment uses.
• Ancillary commercial development that supports farm viability.

For many farming businesses, these changes should make it easier to secure planning permission for projects that strengthen long-term financial sustainability.

Agricultural and Forestry Buildings Remain Protected in the Green Belt

Agricultural and forestry buildings remain supported within the Green Belt, recognising that food production, forestry and land management activities are inherently countryside-based uses.

This provides important reassurance for farming and estate businesses that operational development can continue to be brought forward where justified.

New Opportunities on the Edge of Villages

One of the potentially most important opportunities for landowners arises from the enhanced support for small windfall housing sites.

Well-related sites on village edges that previously appeared unviable may now warrant a fresh review in light of the new policy direction.

Water Security and On-Farm Reservoirs

The NPPF also recognises the growing importance of water resilience (timely).

With climate change increasing pressure on water resources and agricultural businesses facing more frequent drought conditions, the framework provides stronger support for on-farm reservoirs and water storage infrastructure.

Combined with efforts to streamline decision-making processes and reduce unnecessary delays caused by statutory consultation requirements, these changes should help bring forward critical water infrastructure more efficiently.

For farming businesses, this represents an important step towards improving resilience, productivity and long-term food security.

Conclusion

The 2026 NPPF is more than an update to planning policy. It represents a significant shift in how development decisions will be made, with a clear emphasis on delivery, growth and national priorities.

The move towards a settlement-led approach provides a new framework for considering development opportunities, whilst stronger housing delivery mechanisms, greater support for small and medium-sized sites, higher density expectations around transport hubs and a renewed focus on build-out all demonstrate the Government’s determination to increase the supply of new homes.

Equally significant is the Framework’s recognition that planning is not solely about housing. The strengthened support for farm diversification, domestic food production, water security, rural enterprise and agricultural development reflects a broader ambition to support economic growth and resilience across the countryside. Alongside continued Green Belt protections and new opportunities for carefully planned village-edge and station-led development, the NPPF seeks to balance the need for growth with the need to support thriving rural communities and businesses.

Ultimately, the new NPPF is not simply about where development happens, but how the planning system delivers wider national objectives. Housing delivery remains central, but the Framework now places equal emphasis on economic growth, transport connectivity, food security, rural prosperity and infrastructure delivery. The challenge for all involved in the planning process will be understanding how these objectives interact and identifying opportunities where they can be delivered together rather than in competition with one another.

Get in Touch