The December 2024 changes to the National Planning Policy Framework (NPPF) are set to transform how housing and development projects are delivered across England.
For planning consultants, developers and anyone navigating the world of planning applications, these updates are critical and present unique opportunities if you know how to leverage them.
Here’s what you need to know.
Housing Targets: A No-Nonsense Commitment
The government is stepping up its commitment to tackle the housing crisis. The revised NPPF introduces an ambitious national housing target of 370,408 homes per year, equating to a 92,000 home requirement per quarter. For reference, historically, the largest record delivery in one quarter was 70,000, which occurred in 1978. This demonstrates a significant increase and is underpinned by a clear, no-nonsense message: housing targets are no longer advisory, but now mandatory.
Consequently, Local Authorities (LAs) are no longer able to argue exceptional circumstances and must meet their housing targets. The new methodology makes it harder for LAs to deviate from targets, ensuring that housing delivery takes priority. The only exception is administrative boundaries that recognise that plans may put together a target that doesn’t reflect the standard methodology, only to the extent of geography, rather than to the extent of how they are calculated.
For developers, this signals more support from the top when it comes to housing projects. If you’ve been frustrated by LAs pushing back on delivery, this shift could pave the way for a smoother approval process, especially in areas where housing needs are high.
Brownfield First: A Sequential Approach
One of the standout updates is the beginning of a sequential approach to housing delivery by prioritising brownfield land development. The NPPF encourages a "brownfield first" approach, where previously developed land is prioritised for housing before any greenfield or undeveloped sites are considered.
This includes expanding the definition of brownfield sites to cover areas of hardstanding, such as disused car parks or industrial sites, which were previously overlooked. For planning consultants focusing on brownfield sites, this could streamline your applications. For developers, this is a clear nudge from the government to look more closely at urban regeneration opportunities.
Goodbye to the Four-Year Land Supply Exception, Hello to Increased Buffers
In a significant change, the four-year housing land supply exception has been replaced by the reintroduction and reimposition of an appropriate buffer of at minimum 5% for the context of development plans and development management. This change should make it easier for developers to bring forward land for housing. However, if an LA fails to meet at least 85% of its housing requirement over the past three years, the buffer increases to 20% - forcing LAs to open up more land for development.
Not only this, but from July 2026, areas that have underperformed in housing delivery will face stricter rules. Any authority that has failed to deliver 80% or more of its housing target will see a 20% buffer imposed.
Whilst a pain for LAs, this is great news for developers, especially in underperforming areas, as local authorities will have no choice but to release more land to meet demand. Keep an eye on these areas, they could become hotspots for new development opportunities.
Green Belt and Grey Belt: More Land, More Opportunity
When it comes to the Green Belt, the new NPPF provides a bit more flexibility. While protecting the Green Belt remains a priority, the revised framework allows councils to consider releasing land from it when exceptional circumstances are met.
More interestingly, the NPPF introduces the concept of Grey Belt - areas of previously developed land within the Green Belt. After previously developed land (PDL), these sites will now be given priority for development, followed by non-PDL and non-grey belt locations.
For developers, this could mean new opportunities in areas that were previously off-limits, provided you can demonstrate that development meets local needs without undermining the remaining Green Belt.
What This Means For You
Recent changes to the NPPF show that the Labour government is firmly committed to its pledge of delivering 1.5 million homes. To support this goal, it has enhanced the delivery mechanisms and policies that will be applied at both the development planning and management stages, ensuring a stronger framework to increase the chances of meeting this ambitious target.
The government has made it clear that housing delivery is a priority, and these new policies give developers more tools and support to meet growing demand. Whether you're eyeing brownfield sites, navigating Green Belt regulations or working in areas with a history of underdelivery, there are new opportunities to explore.
However, with these changes comes the need for careful strategic planning. As the government puts pressure on local authorities, developers will need to stay agile and informed to maximise the benefits of the new framework.
--
Need help navigating the new NPPF? At Bluestone Planning, we recognise the pivotal role these reforms will play in shaping development opportunities. If you currently possess land and are uncertain about how to proceed in light of NPPF changes, we are here to help. Our team is ready to guide you through these new rules and help you make the most of the opportunities they present.
Contact us at Bluestone Planning by calling +44 1235 766825 or emailing admin@bluestoneplanning.co.uk.
Comments