New Year, New Planning Rules: Key Changes Proposed to the NPPF

A Happy New Year to everyone! For many this will be the first full week back after the Christmas break, no doubt feeling refreshed, energised and with a whole new set of health-driven goals! You will be forgiven however if you’re still attempting to digest the Government’s festive gift - the proposed changes to the National Planning Policy Framework (NPPF). No less than 125 pages of substantial, some are saying ‘radical’, changes. The good news is, you have until 10th March to respond to any (or all) of the 225 consultation questions posed.

At GC Insight, we’ve been reviewing the potential changes to the NPPF of relevance to economic development and our work. Here are some of the big ones we’ll be keeping an eye on:

National Decision Making Policies (NDMP’s) embedded throughout the NPPF, which override any conflicting Local Plan policies, thereby potentially reducing local discretion. Bearing in mind that these are non-statutory, it will be interesting to see how the weight afforded to NDMP’s will play out in practice.
Greater clarity around the plan making process for Spatial Development Strategies (SDS) (PM1) and Local Plans (PM2). The aim is for SDS’s to take a long-term view (20 years) in identifying strategic needs and apportioning these to local authorities, as well as identifying broad locations for development and identifying the general extent of Green Belt boundaries. SDS’s could be a game changer in driving strategic economic growth…but their success may hinge on cooperation, capacity and pace.
In contrast, the scope of Local Plans is considerably scaled back. Guidance includes a digital template, a requirement for a vision based on a baseline understanding of local issues and priorities, and ‘no more than ten measurable outcomes’ articulating change over a 15 year-period. They are to be prepared and adopted within 30 months and updated no later than 5 years after adoption. Faster, leaner, easier….or will they be?! SDS adoption timelines will vary hugely, and in the meantime, any Local Plans that are already in progress under the current system will be assessed against NPPF 2024. This change, whilst significant, is not going to be uniformly quick.
Strengthened backing and clarity around Grey Belt release, which combined with NDMP S5 (h) Station Development (see below), will become a key tool for new housing supply.
Default approval to suitable planning applications for development within a ‘reasonable walking distance of well-connected stations.’ Stations include underground, tram and light rail stops and ‘well-connected’ is defined by a combination of Travel-To-Work-Areas, GVA performance (top 60) and frequency of services per hour and includes those in the Green Belt. Whilst this could unlock a vast amount of development potential, there will undoubtedly be many sites that fall just outside of this definition, but that still represent sustainable locations for development.
Strengthened national priority around Industrial Strategy sectors, Industrial Strategy Zones and AI Growth Zones through both Plan Making Policies and NDMPs.
Clarity on what is required to be given ‘substantial weight’ which includes the economic benefits of proposals for commercial development which allow businesses to invest, expand and adapt (NDMP E2) with specific mention of freight and logistics, Industrial Strategy Zones and AI Growth Zones. (see also NDMP E3 sector specific policy on Freight and Logistics).

There’s more. Town centre diversification and sequential test, standardised viability inputs and beyond! We are continuing to digest, and are ready to help our clients navigate these potentially huge changes.

At GC Insight we are working with both public and private sector clients to provide them with the evidence they need to inform strategic and local plans and secure planning permissions across a wide range of property sectors and geographies. We prepare economic development needs assessments, economic visions and strategies, socio-economic baselines and case-making impact assessments. Get in touch with our team if you would like to discuss more.

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