On 16th December 2025, the Government published a revised draft of the National Planning Policy Framework (NPPF) and opened a consultation on the proposed changes, which will run until 10 March 2026. This summary highlights our top 10 changes identified in the draft.

1. The Structural Change

The most immediate difference is the structural reorganisation of the document. The 2024 NPPF is organised into 17 chapters with 2 annexes, maintaining the traditional structure familiar to planning practitioners.

December 2025 draft is re‑platformed into Local Plan–style, 133 coded policies across themed chapters, making the document read more like a plan than narrative guidance.

Overall, we would describe this change as a fundamental reset rather than a refresh.

2. Plan-Making Policies and Decision-Making Policies

The 2025 draft introduces a clearer separation between plan-making policies and national decision-making policies, with each chapter typically divided into these two distinct sections.

In addition to separating decision making and plan making policies under every chapter, the 2025 draft includes more explicit procedural guidance, with dedicated chapters on plan-making (Chapter 2) and decision-making (Chapter 3).

The implication of this approach is that that where local plan policies are inconsistent with national decision‑making policies, the local policies are expected to be given very limited weight in decisions.

3. The introduction of NDMPs

Contrary to expectations, the Government has chosen not to introduce statutory National Development Management Policies. Instead, the draft NPPF includes a sequence of non-statutory National decision-making policies scattered all the way through the draft NPPF.

The intention of these new National Decision-making policies is set out under Policy PM6 stating that plans should not replicate, substantively restate or modify national decision-making policies unless directed by other policies in the draft Framework.

The consultation keeps the statutory NDMP question under review, signalling a willingness to revisit if the approach does not reduce duplication or improve decision‑making effectiveness.

4. Presumption in favour of suitably located development

Policy S4: Principle of Development Within Settlements

Policy S3 of the draft NPPF, which replaces the old paragraph 11, states that decisions on development proposals should apply a presumption in favour of sustainable development. For development within settlements, this essentially means that any proposal within a settlement boundary should be approved unless the negative effects substantially outweigh the benefits of the proposal.

Policy S5: Principle of Development Outside Settlements

Policy S5 restricts the types of development that are considered acceptable outside settlements, in order to prevent unsustainable patterns of growth and conserve rural character. Attention here is particularly given to section (j), which allows development addressing an evidenced unmet need provided it is well related to an existing settlement and of an appropriate scale, or comprises major storage and distribution development in line with Policy E3.

Policy S5 also supports housing and mixed-use development that is within a reasonable walking distance (800m) to railway stations. A specific caveat limits the station‑related presumption where it would prejudice long‑term comprehensive development.

We consider this will have significant benefits for landowners with sites near to any stations that are outside settlement limits.

5. Green Belt/ Grey Belt

The draft NPPF has streamlined policies relating to both Green Belt and Grey Belt. The definition of Grey Belt has been refined, with the reference to “footnote 7” removed.

Notably, the railway‑station proximity route can, in defined circumstances, operate in the Green Belt under GB7(h), provided the GB8 “Golden Rules” are met. This is an important nuance for promoters and authorities.

We consider that Grey Belt may have greater practical significance than before - and there may also be implications for how the Golden Rules interact with viability, given that site‑specific viability assessments are now only permitted in very limited circumstances and even then, must still deliver the maximum possible contribution - a significant tightening compared with the old framework.

6. Urban and suburban densification

Policy L1 (Planning for effective use of land) promotes one of the NPPFs new goals: to get the most use out of land in urban and suburban areas, encouraging the redevelopment of corner and other low-density plots, through upward extensions and infill development. This policy also seeks to set minimum residential density standards for town centres and for locations that have a high level of connectivity (Train stations), where this can support more effective land use and extend beyond the requirements of policy L3: achieving appropriate densities.

Taken together, these changes signal a clear shift towards connectivity‑led planning.

7. Medium sites

The draft defines “medium development” as 10–49 homes on land up to 2.5ha, with an explicit intent to unlock smaller/medium sites and bolster the role of SMEs - including by reusing service yards, car parks, under‑utilised retail and through estate regeneration.

We consider this to be a clear move towards the diversification of housing supply and a broadening of the types of sites capable of contributing to delivery.

8. Transport systems

Section 15 (Promoting Sustainable Transport) of the draft NPPF intends to further embed the changes made in December 2024, which signalled the importance of moving away from a ‘predict and provide’ approach to transport planning that can create unattractive environments dominated by cars. This has been achieved by adding new policies and creating more depth to existing ones.

We consider this to be closely linked to the growing role of the DfT Connectivity Tool in testing sustainable locations.

9. Conserving and enhancing the natural environment.

The draft strengthens alignment with Local Nature Recovery Strategies, emphasises landscape character, green infrastructure and nature‑based solutions to address flood risk, urban heat and biodiversity loss. Decision‑makers are steered to plan for environmental opportunities and safeguards at both plan‑making and project scale.

We consider this likely to strengthen those Local Authorities that have strong environmental led policies.

10. Securing a diverse mix of homes

Finally, the draft NPPF seeks to better support the needs of different groups through the planning system. It introduces stronger support for rural social and affordable housing and, through Policy HO5, sets clearer expectations for accessible housing to meet the needs of older and disabled people. This includes a new national baseline requiring 40% of homes to meet accessible standards, with tenure mix expectations for sites of 150 homes or more.

Housebuilders and Registered Providers will be following this aspect closely, as tenure mix expectations from LPAs can have big viability and deliverability impacts.

For more information about the draft NPPF and how this may impact the planning potential of your Site, contact a member of the team below.