National Planning Policy Framework 2026: Our ‘at a glance’ insights

1. The new National Planning Policy Framework has been published and applies from 17 August 2026
2. The new framework introduces a more strategic, rules-based approach to plan-making and decision-taking in England, with a strong focus on supporting growth while protecting communities and landscapes
3. In this article, we offer an ‘at a glance’ summary of key provisions and impacts

NPPF 2026: A clear, rules-based planning system

 The National Planning Policy Framework 2026 (NPPF 2026) represents the most significant restructuring of national planning policy since the framework was first introduced in 2012. The reforms move towards a more rules-based planning system, placing greater emphasis on settlements, plan-led growth, strategic planning and nationally consistent decision-making.

In this article we offer an insight into key changes brought by the NPPF 2026. It provides a useful overview to the changing planning policy landscape, and highlights some of the key implications affecting planning and development.

What’s changed?

Plan-making and decision-taking separated

The NPPF 2026 has separated plan-making policies from national decision-making policies. Now, any development plan policy which is “materially inconsistent” with national decision-making policies (NDMPs) ought to be given “very limited weight”. Although this does not apply where the policy was examined and adopted against the NPPF 2026.This has resulted in clarification of the respective roles of plan-makers and decision-makers in the development management process.

Planning authorities with older plans may therefore find that some of their policy toolkit is weakened before a formal plan review has taken place.

For developers, promoters and landowners, Annex A creates new opportunities to challenge reliance on restrictive local policies. This could be particularly relevant in areas such as housing delivery, green belt/grey belt assessments, settlement growth, design requirements and other development management matters now addressed through NDMPs.

Notably, the NPPF doesn’t provide a comprehensive definition of “materially inconsistent”, so this could be fruitful ground for planning argument and maybe even litigation.

Presumption in favour of sustainable development

The NPPF 2026 reframes the presumption in favour of sustainable development and refines the former ’tilted balance’, through introduction of a new suite of sustainable development policies (S1-S6) and a more rules-based decision-making structure.

As before, where a proposal accords with the development plan and applicable national policies, there’s a presumption for the development to be approved. However, there is now also a clear locational difference of approach depending on whether a site is in a settlement or not. An expanded definition of ‘settlement’ is also provided, to include cities, towns, villages and other predominantly built-up areas, including land within defined settlement boundaries. The approach in settlements is addressed by policy S4 and is very positive, such that development is to be approved unless the benefits of it are substantially outweighed by its adverse effects, with that presumption only likely to be overridden by failure to meet other NPPF policies that say that development should be refused.

Policy S5, concerning development outside settlements, provides categories where the same strong presumption in favour of development applies. One of these is where the development will address unmet housing need and is physically well-related to the relevant settlement in question as well as at an appropriate scale. Another is where sites are accessible to and physically well-related to well-connected stations. In this regard the government has purposefully expanded the scope of policy to identify the top 80 Travel to Work Areas (TTWAs) by Gross Value Added, as opposed to the top 60 TTWAs proposed in the consultation that preceded the new framework. This has increased the “default yes” position for development around well-connected station areas.

The NPPF 2026 also lowers the minimum density expectations for development around stations from 40/50 dwellings per hectare to 35/40 dwellings per hectare, with exemptions for small sites. This may also give developers greater flexibility when bringing forward station-adjacent schemes.

Sustainable development provisions now sit alongside a dedicated chapter addressing climate adaptation, emissions reduction, clean energy infrastructure, and resilience to climate-related risks. As well as creating greater opportunities for renewable energy projects, low-carbon infrastructure, sustainable transport, and climate-resilient development generally, this increases the need for developers to demonstrate environmental performance at an early stage.

Strategic planning for growth

A key tenet of the NPPF 2026 is its stronger emphasis on long-term, strategic planning for growth. Spatial development strategies (SDSs), spanning at least a 25-year window, are anticipated. SDSs will bring together housing, employment, infrastructure, green belt and environmental considerations and, while plans must continue to balance growth against relevant policy protections, SDSs are expected to meet identified housing, business and infrastructure needs as a minimum. The NPPF provides guidance on how SDSs should be prepared and places the duty to prepare SDSs on strategic planning authorities and the Mayor of London.

The government is also seeking to speed up and standardise plan production and review. NPPF 2026 should encourage more structured plan-making timetables, greater consistency between authorities (and therefore better regional and cross-boundary planning), and stronger expectations that plans remain up to date. Developers and investors should welcome the greater certainty that’s intended as a result.

Protected landscapes

The NPPF 2026 elevates the focus on nature and protected landscapes. Policy N4 of the NPPF confirms that development in Protected Landscapes should be limited in scale and extent, with careful regard to the risk of harm and the special qualities of the area. Developers will need to demonstrate that proposals conserve and enhance the natural beauty of these landscapes. Major development should be refused unless exceptional circumstances exist and the proposal can be shown to be in the public interest. In practice, this creates a high policy threshold when it comes to conserving natural beauty sites. Development within or near Protected Landscapes may become more difficult, slower and more costly going forward.

Other changes

Other key NPPF 2026 dimensions that may be of interest include (non-exhaustively):

• A new definition of ‘grey belt’
• Policy HO5 – No less than 40% new homes on major developments will need to be built to the M4(2) standard
• Policy DP4 – Councils should consider the quality of design throughout the entirety of the development proposals, including pre-application
• Policy L3 updates policies to support increased densities
• Policy TR2 – A flexible approach should be adopted when applying parking standards to large retail and similar redevelopment sites with a focus on promotion of sustainable transport
• Policy CO2 – New guidance on what identifiable supporting documents should be provided for telecommunications infrastructure development
• Policy HC1 updates policies to prevent loss of facilities (such as ensuring that public houses are not lost where this can be reasonably avoided) and to support wellbeing through good design, green infrastructure, walkability and access to services
• Policy P5 – Explicit mention of maintaining public safety and security through an identification of potential safety risks, especially for vulnerable individuals or women and girls
• Policy CC2/CC3 – Mitigation and adaptation of climate change. Development proposals should consider the current and potential impacts of climate change over the lifetime of the scheme looking to minimise vulnerability of these impacts

NPPF 2026: How we can help

 Our Planning & Infrastructure Consents team advises on the full range of planning issues, helping clients navigate policy, regulatory and political challenges in an increasingly complex environment. We can help your plans and projects adapt successfully to the changing requirements of NPPF 2026 and we can help your business capitalise on development opportunities across a variety of sectors – ranging from infrastructure, energy, logistics and manufacturing, to housing, telecoms, retail and leisure sector, and more.

For further information, advice or training in relation to NPPF 2026, or any other planning-related query or concern, please contact David or any member of the team.

[1] It’s perhaps interesting to note that NPPF 2026 has been published in the same summer that PJ Livesey has published Unlocking Heritage for Housing; Historic England had unveiled its Heritage Investment Prospectus, detailing sites with the potential to deliver housing; Pick Everard has argued that hitting on the right long-term business model puts the short-term challenges of regenerating culture and heritage sites into perspective; and in a new report, the Culture, Media and Sport Committee has suggested almost half of the government’s 1.5 million new homes target could be delivered through the reuse of vacant or underused historic buildings. There’s some key consistency here, suggesting heritage redevelopment could be an emergent area.