Key takeaways
- The new National Planning Policy Framework (NPPF) was published in August 2026, following a consultation between December 2025 and March 2026. Alongside the Planning and Infrastructure Act, it updates the framework for planning in England in a variety of wide-ranging and significant ways
- The new NPPF introduces clearer rules about density and the presumption in favour of sustainable development. It pushes for more development around rail stations in the most populous towns and cities, and provides simpler, location-based guidance on when the presumption in favour should kick in
- Spatial development strategies (SDSs) will become key documents guiding regional housing delivery. The new NPPF confirms they should cover a 25-year period, identify broad locations for growth including new settlements and urban extensions, and set out supporting infrastructure. If local leaders cannot agree on an SDS, the Secretary of State has powers to intervene
- There are several welcome wins for the affordable housing sector. Registered providers must now be engaged early as essential pre-application consultees on major developments. Furthermore, the proposed exemption of medium-sized sites from on-site Section 106 affordable housing contributions (proposed in the consultation draft) was dropped, retaining on-site delivery for these developments
- The NPPF continues the trajectory of planning reforms since the Labour government came into power in 2024. The government is pushing for higher density housing close to transport hubs where possible, while also encouraging urban extensions and new settlements. With significant churn in the planning system over recent months and years, a period of stability will be welcome for the housing sector to deliver much-needed new homes across England.
