The 2026 NPPF represents more than a refresh of national planning policy. It takes the pro-growth direction of the 2024 Framework and seeks to make it more spatially explicit, strategic and rules based.

For me, five changes stand out:

1.From a general presumption to a spatial presumption
The familiar paragraph 11 approach has been replaced by a clearer framework for where development should be supported. Development within settlements is generally supported, while specific forms of development outside settlements are identified as acceptable in principle.

2. From brownfield-first to urban intensification
The emphasis on previously developed land has evolved into a much broader agenda around making better use of land – including intensification, upward extensions, redevelopment of low-density sites, infill, and development within existing residential areas.

3. From Green Belt release to targeted Green Belt opportunity
The 2024 NPPF introduced grey belt. The 2026 Framework takes this further by providing a more systematic approach to identifying grey belt land and considering opportunities around settlements and well-connected transport hubs.

4. A stronger policy platform for economic growth
The new Framework places greater emphasis on the needs of the modern economy, including employment land, logistics, data centres, high-tech industries and other growth sectors, with stronger links to the Industrial Strategy.

5. A more strategic and rules-based planning system
The Framework strengthens the role of strategic planning, Spatial Development Strategies, strategic sites and infrastructure, while seeking to accelerate local plan preparation and reduce unnecessary duplication of national policy.

What does this mean for land and development?

The starting point for assessing a site is becoming increasingly important.

Is it within a settlement?
Is it brownfield or capable of intensification?
Is it grey belt?
Is it well connected to a station?
Does it support an identified economic growth sector?

The answers to these questions could increasingly determine the strength of the planning case before the detailed merits of a proposal are even considered.

The 2024 NPPF established the direction of travel. The 2026 NPPF is seeking to turn that direction into a more spatially explicit and deliverable planning framework.

For landowners, developers, investors and public sector organisations, the implications extend well beyond planning policy, influencing viability, regeneration, land assembly and development delivery. Our Planning, Regeneration + Infrastructure specialists advise public and private sector clients on responding to policy change and unlocking value. Get in touch with the team below to start the conversation.