The Government is running a two-track planning reform programme: a draft revised National Planning Policy Framework (NPPF) in consultation (closing 10 March 2026) and the Planning and Infrastructure Act 2025, which received Royal Assent on 18 December 2025.

This article summarises the most material changes for development planning, site promotion and decision-taking in England.

Draft NPPF: the headline changes

A stronger presumption for development within settlements

Change The draft introduces a clearer “yes” signal inside settlements. Proposals within settlements should be approved unless adverse effects substantially outweigh the benefits.

Outside Settlements

Outside settlements, the draft lists categories that “should be approved” (again, subject to a substantial weighing exercise) and adds explicit support for housing close to well-connected rail stations where scale, density and infrastructure are appropriate.

Housing need and land supply: new standard method and sharper buffers
A revised housing “standard method” is set out in a new Annex D, using a baseline linked to existing housing stock and an affordability adjustment.

The draft also refreshes land supply and Housing Delivery Test mechanics. A notable change is an additional 20% buffer from 1 July 2026 for decision-making.

Green Belt: “grey belt” and “golden rules”
Green Belt policy is a focal point. The consultation introduces “grey belt” land and “golden rules” for release, including expectations around affordable housing and infrastructure delivery. https://assets.publishing.service.gov.uk/media/69417a0958a21370f58f3010/December_2025_NPPF_Consultation_document.pdf

Affordable housing: Social Rent emphasis and clearer delivery flexibilities
The draft requires plans to set tenure expectations including a minimum proportion of Social Rent as part of major development. It also confirms that the First Homes 25% minimum and the First Homes exception sites policy would no longer apply.

For decision-taking, on-site provision remains the expectation, but the draft provides a clearer route to off-site provision or a cash payment in lieu, provided that mixed and balanced communities remain the objective.

Viability: standardised inputs and firmer benchmark land value
The consultation signals a tighter approach to viability, with standardised inputs and benchmark land value framed around existing use value or alternative use value, with limited exceptions. The purpose is to reduce late-stage re-negotiation and strengthen plan-led certainty. 

Nature and “operational” tweaks
The draft strengthens alignment with Local Nature Recovery Strategis and limits local biodiversity net gain standards above the statutory baseline to specific, justified allocations. https://assets.publishing.service.gov.uk/media/69417a0958a21370f58f3010/December_2025_NPPF_Consultation_document.pdf

Planning and Infrastructure Act 2025: what is already law

The Act’s long title confirms its scope: planning reform, a nature restoration levy scheme administered by Natural England, development corporations, compulsory purchase and environmental outcomes reports.

Three “day-to-day” measures are likely to be most visible quickly:

• Planning committees: a national scheme of delegation (via regulations) to increase consistency over which applications are officer-delegated versus committee-determined, plus mandatory training for members and powers over committee size.
• Planning fees: powers to enable councils to set fees, with income retained for the planning function and performance monitored.
• Nature Restoration Fund/levy: a new fund intended to unlock development while enabling Natural England to deliver strategic, large-scale measures funded via developer contributions (alongside published implementation plans for the first Environmental Delivery Plans). https://www.theguardian.com/politics/2025/apr/24/planning-bill-would-allow-builders-to-pay-cash-to-trash-nature-say-uk-experts?utm_source=chatgpt.com

For large-scale delivery, the Act strengthens tools for land assembly and programme delivery through updated development corporation powers and compulsory purchase reforms, and it supports cross-boundary strategic planning through Spatial Development Strategies.

For nationally significant infrastructure, reforms target faster consenting and fewer delay tactics, including streamlined consultation and judicial review changes (such as removal of the paper permission stage for certain JR claims and restricting appeals for cases deemed “totally without merit”).

What this means for applicants and promoters

If you have schemes in the pipeline, three immediate actions are prudent:

1. Re-check housing and land supply narratives against the draft standard method and the refreshed HDT/land supply provisions (particularly the mid-2026 buffer mechanics).
2. Stress-test settlement, station-led and Green Belt strategies early, including “grey belt” evidence and deliverable infrastructure/affordable housing propositions. 
3. Tighten viability and affordable housing evidence: expect firmer benchmark land value expectations and clearer Social Rent requirements, and use off-site/cash-in-lieu arguments only where demonstrably robust.

Planning Direct can support with feasibility studies, planning statements and appeal work aligned to the draft NPPF and the Act’s emerging secondary legislation. Contact us here: https://www.planningdirect.co.uk/contact-us