A draft new National Planning Policy Framework: what you need to know
Category
Policy & Legislation
Date
9 February 2026
A draft new National Planning Policy Framework (NPPF) was published on 16 December 2025 – presented by the Government as the biggest shake-up of the planning system in over a decade.
The consultation runs until 11:45pm on 10 March 2026, so there’s a limited window to have your say. The Government’s aim is clear: to help deliver 1.5 million new homes during this Parliament while also driving economic growth across the country.
Ministers believe the current system is too slow, uncertain and inconsistent. The new NPPF is designed to simplify things by:
In short, it’s about making it easier to say yes to the right development in the right places.
The Ministry of Housing, Communities and Local Government (MHCLG) has highlighted 12 headline reforms that will shape how planning decisions are made in future:
Together, these point firmly towards more homes, higher density and more development on brownfield land and near public transport.
One of the biggest changes is the introduction of national decision-making policies (formerly NDMPs) and the reinstatement of strategic planning through Spatial Development Strategies.
Once the new NPPF is published, these will likely apply immediately. Any local plan policies that conflict with them will carry reduced weight unless they’ve been updated under the new framework. In practice, that means national policy will override out-of-date local plans.
The draft introduces a permanent presumption in favour of sustainable development through Policy S3, replacing the current paragraph 11 and would relate to a wider range of circumstances.
It keeps the principle that development proposals which comply with development plans should be approved – but puts much more emphasis on:
Outside settlements, the presumption would also apply to a number of development types, with a tilted balance continuing to apply, and with greater weight, where the Council is failing against other housing delivery parameters.
For now, we can only rely on the draft as indicating a direction of travel for the Government, which could mean some short-term uncertainty.
Although the Government wants stability, many councils still have out-of-date local plans and will also be adjusting to devolution and new Spatial Development Strategies (SDSs).
However, the new NPPF is likely to be finalised in Spring or Summer 2026, and its policies will take effect immediately.
Ultimately, any undetermined planning applications and appeals will be assessed against the new NPPF following its publication. This has the potential to change the outcome and so attention should be paid to the current draft.
The changes could affect:
Understanding how the new rules apply to your site could make all the difference.
If you have a site or project in mind, we’d be happy to talk through what the new NPPF could mean for you. Get in touch to explore how these reforms could unlock new opportunities.
The Bell Cornwell team provides tailored advice to help you maximise your chances of success, from site selection and design coordination to planning applications and post-permission requirements. If you want expert planning support, get in touch with our team.
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Sarah Smith is an Associate Planner in the Hertfordshire office and brings extensive experience from senior roles in local government and private practice. She advises on a full range of planning matters, with specialist expertise in Green Belt issues, National Landscapes, heritage and large, strategic projects. She has been a chartered member of the Royal Town Planning Institute since 2006.
