Written by Nikki O’Hagan, 5th August 2024

Last week, Labour published details of its proposed changes to the National Planning Policy Framework (NPPF). Click the button below to access a full copy of the government’s consultation paper.

We’ve already written a separate news article which explains the main policy changes in detail. Read our full news article here:

Or read on for the main headlines.

Changes to the Green Belt

Labour’s changes to the NPPF include various, very substantial changes to longstanding Green Belt constraints. This includes a new “grey belt” definition that will apply to any land within a Green Belt that scores poorly against Green Belt purposes. The following types of Green Belt sites have the potential to become grey belt:

• Sites already surrounded on all sides by development (i.e. not in the open countryside or on the edge of a settlement).
• Sites that have limited or no landscape or environmental value, e.g. car parks and industrial plots.
• Brownfield – or previously developed – land.

Labour also proposes a new requirement that would compel LPAs to release land from the Green Belt where they are unable to meet their housing (or other) needs outside of the existing Green Belt. Brownfield and grey belt land would be prioritised for release from the Green Belt.

Labour finally proposes a new Green Belt policy that would support the residential development of sustainable, grey belt sites where an LPA is failing to meet its local housing target.

Changes to the development of brownfield land

Labour proposes a new “presumption in favour” of the development of brownfield – or previously developed – land. In the government’s own words, this will mean that “the default answer to brownfield development should be yes”.

This change is very significant and will have far-reaching consequences. We expect to see lots more planning permissions granted for the residential redevelopment of previously developed plots of land, especially where the plot is disused and/or unsightly. Many plots like this exist throughout all parts of England.

Changes to calculations of local housing need

Labour proposes to re-strengthen the requirement for Local Planning Authorities (LPAs) to use the “standard method” to calculate their local housing need. This requirement was relaxed by the Conservative government in 2023.

Labour also proposes changes to the way the “standard method” is calculated. The changes would mean local housing targets would be based on how many houses an area already contains – the more houses, the greater the target figure. Local housing targets would also be increased more substantially in areas with serious affordability issues.

These changes will increase housing targets for most – if not all – LPAs in England.

Changes to urban residential density uplifts

Labour proposes to strengthen the requirement to increase the residential density – that’s the number of houses per hectare – of sustainable urban areas, where there is a current or anticipated shortage of land available to meet the local housing target. These changes are likely to result in significant new housebuilding in urban locations.

Changes to the presumption in favour of sustainable development

Labour proposes to strengthen and add to the existing “presumption in favour of sustainable development”. The changes proposed here are quite complex but should result in:

• The “presumption” being engaged more frequently and in more local areas. Wherever the presumption is engaged, planning applications for new houses are much more likely to be approved, even if they conflict with national or local policies.
• More planning applications for new houses being approved, significantly boosting the national supply of housing.

Changes to housing need and supply

Labour proposes various, significant changes to the ways in which housing need and supply are calculated, monitored and, in the case of a housing deficit, addressed. Together, these changes will increase local housing targets, more strongly compel LPAs to meet their targets and strengthen the penalties for LPAs who fail to meet their targets.

Changes to affordable housing

Labour’s changes to the NPPF include a number of changes to affordable housing policies. The main changes would require LPAs to meet local needs for Socially Rented Housing (council houses) and bring an end to the priority currently given to “affordable” homes for ownership. Priority would be given instead to affordable homes for rent.

Changes to design policy

Labour proposes to remove all references to the achievement of “beauty” and “beautiful” design from the NPPF. Labour also proposes to reinforce the importance of the National Model Design Code as the primary means for assessing design quality.

Changes to upwards extensions

Labour proposes to relax current restrictions on the upwards (roof) extension of existing buildings to deliver new homes. Currently the policy only applies to buildings with mansard roofs. Labour proposes to remvoe this restriction so it would apply to all building/roof types.

Changes to renewable energy

Labour proposes to reduce constraints on onshore wind projects, making onshore wind farms more likely to receive planning permission.

Labour also proposes to increase the positive weight that LPAs are required to give to renewable and low carbon energy projects, making these more likely to receive planning permission.

Changes to application fees

Labour proposes significant increases to planning application fees in England. Householder planning fees are proposed to increase by more than 100%, from £258 to £528.

Labour also proposes a new approach to planning application fees that would either enable or require LPAs to set their own fees at the local level. That means the fees for planning applications would vary by local area rather than being set nationally.

If you think Labour’s forthcoming changes to the NPPF could increase the development potential of your site, please get in touch. Our initial advice is always free of charge.