Updated National Planning Policy Framework published

A revised National Planning Policy Framework (NPPF) has been published by government.

Today (Thursday 12 December), the Government published a revised National Planning Policy Framework (NPPF), which has been developed following broad consultation. Several updated planning practice guidance documents, including guidance on plan making, housing needs assessment and viability have also been published.

Key changes in the revised NPPF include: 

• The re-establishment of mandatory housing targets for local planning authorities, using a revised method. 

• A strengthened presumption in favour of sustainable development. 

• Strengthened requirements for planning authorities to develop and maintain local plans. 

• Stronger powers for local authorities to deliver affordable and social housing. 

• Promoting mixed tenure and infrastructure development. 

• Some new flexibility to allow for development on the green belt on low quality land (so called “grey belt”), in line with a set of “golden rules”.

Overall, CIAT supports these changes, which we hope will contribute to more rapid delivery of the high-quality, sustainable homes and essential infrastructure the UK needs. However, CIAT believes that additional measures may be needed to deliver high-quality and sustainable houses at scale and will continue to advocate for a planning system which delivers this. 

Local housing targets and the standard method 
Under the current NPPF, advisory targets are calculated based on household projections, with an affordability multiplier, and an urban uplift of 35%. The revised method takes a baseline from existing housing stock, with a higher affordability multiplier, but no urban uplift. The new formula is: 

Local Housing Target = Dwelling stock × 0.8% × (1+ Adjustment Factor) 

Adjustment Factor = ((five year average affordability ratio-5)/5)×0.95 + 1 

The net result of this new formula is higher targets in many areas (particularly in urban peripheries), and with lower targets in urban centres (most notably in London where targets were deemed unrealistic). This formula strengthens the weighting of development towards the most unaffordable areas, going beyond what was proposed in the consultation. Importantly, these targets will be mandatory and must be reflected in local plans. Where targets are not met, planning authorities will need to expand their pipeline of development land.  

CIAT is hopeful that this will increase development rates, though further changes may be necessary in order to meet the current scale of need. 

Presumption in favour of sustainable development 
It is already the case that local plan making should be based on a presumption in favour of sustainable development. The presumption also applies where a plan is lacking, or where targets are being significantly missed. In those cases, the presumption has been strengthened to ensure that development approved through the presumption takes into account the location of development, effective use of land, delivery of well-designed places and provision of affordable homes. CIAT supports these changes but will continue to push for more ambitious standards for environmental sustainability in development. 

Local plans 
Currently under a third of local authorities have up-to-date local plans, leading to speculative development which is slower and does not necessarily meet local needs. Under the new scheme, local plans will be mandated, and areas must commit to timetables for new plans within 12 weeks. Where plans are not developed, the government will be able to intervene directly. Local plans will also be foundational for the Government’s recent proposal to standardise and expand the range of applications delegated to planning officials by local committees.  

CIAT supports the use of local plans, which provide communities for opportunities to shape and inform development, supporting placemaking while enabling sufficient development to meet housing need. 

Social and affordable housing 
Proposals for major developments will now be required to provide a mix of affordable housing tenures, in line with local needs. Additionally, the need for social rented accommodation is now explicitly identified for consideration in development of planning policies. CIAT supports stronger measures to deliver social and affordable housing. 

Grey belt development and “golden rules” 
The new NPPF will require planning authorities to review green belt boundaries and identify and prioritise lower quality “grey belt” land for development. Development on green belt land will need to follow the following “golden rules” (which are fully detailed in the NPPF: 

• Brownfield first 

• Grey belt second 

• Affordable homes 

• Boost public services and infrastructure. 

• Improve genuine green spaces. 

CIAT recognises that some green belt development may be necessary to meet housing needs, however CAT is keen to ensure that development is planned and coherent, centred on key transport hubs and other pre-existing infrastructure, and is concerned that these changes may lead to a patchwork of incoherent development on small areas of low-quality land. As such CIAT will continue to advocate for action to mitigate this risk, including providing a briefing to parliamentarians ahead of today’s announcement.  

The full NPPF can be found here.

Associated guidance can be found here.

For more information, contact [email protected]