The government has unveiled its much-anticipated draft rewrite of the National Planning Policy Framework (NPPF), launching a major consultation that runs until 10 March 2026. This isn’t just an update; it is a fundamental restructuring of the planning rulebook.
Released on 16 December 2025, this 100-page document represents a “full rewrite” of the framework. Matthew Wyatt looks at the suggested reforms that will dictate how Local Plans are written and how housing numbers are calculated for years to come.
Plan-making vs decision-making
The most immediate change is the architecture of the document itself. For the first time, the NPPF has been split into two distinct sections: Plan-Making Policies (prefixed PM) and Decision-Making Policies (prefixed DM).
This effectively creates a “single set of national policy.” The draft explicitly states that Local Plans should not duplicate or substantively restate national decision-making policies.
Historically, Local Plans have been cluttered with generic policies that simply repeat national guidance. By stripping this out, the government aims to speed up the planning process.
For developers, this should theoretically mean that decision-making on core issues is consistent whether you are in Preston or Portsmouth.
Strategic planning returns
The draft reintroduces a formal tier of strategic planning to tackle the cross-boundary issues that have long stalled development.
Strategic Planning Authorities will be required to produce Spatial Development Strategies (SDSs). These are not just vague visions; they are binding frameworks that must cover a period of at least 20 years.
Key implications
- The SDS will apportion housing figures to individual Local Planning Authorities (LPAs). Once these figures are set in the SDS, they cannot be retested at the Local Plan examination stage.
- The tests for these strategies are robust. They must be “Positive”, “Appropriate,” “Realistic” and “Consistent” with national policy.
- Policy PM10 instructs authorities to engage proactively. If a council cannot meet its needs, the SDS is the mechanism to distribute that unmet need to neighbours.
This is a pivotal shift. For years, we’ve seen the duty to cooperate fail, with councils effectively putting up the drawbridge. The SDS system forces cooperation. If you have a strategic site that has been blocked by local politics despite a clear regional need, this new hierarchy provides a route to bypass local obstruction.
No more hiding from housing numbers
One of the most robust changes in the draft is the crackdown on how local housing need is calculated.
Key changes include:
- The draft makes the standard method for assessing housing need mandatory. The “exceptional circumstances” loophole, often used by councils to argue for lower numbers based on local peculiarities, is being removed.
- LPAs can only plan for a figure lower than their need if they can demonstrate “hard constraints” (such as Green Belt, National Parks, or flood risk). Even then, they must prove they have worked with neighbours to accommodate the shortfall.
- The test for Local Plans has changed from “effective” to “realistic,” arguably setting a clearer bar for delivery.
The return of the 5-Year supply & The ‘Tilted Balance’
For landowners with immediate development ambitions, the most significant news is the reversal of recent protections for Local Authorities.
The draft proposes reinstating the requirement for all authorities to demonstrate a five-year housing land supply, adding a 5% buffer to ensure market choice, reversing the previous policy that allowed some authorities with up-to-date plans to show only four years’ supply.
Where authorities fail this test, the “presumption in favour of sustainable development” (the tilted balance) applies. The draft strengthens this presumption. Development should be approved unless adverse impacts “substantially outweigh” the benefits. This is a higher hurdle for refusal than before, tilting the scales firmly in favour of consent.
What this means for landowners
While the policy headlines are bold, the detail confirms a shift in the balance of power back towards delivery.
The ‘safe’ zone is gone
Many Local Authorities that considered themselves “safe” from speculative applications because they had a 4-year supply or a recently adopted plan will arguably find themselves vulnerable again. If the NPPF is adopted in this form, the 5-year requirement applies immediately.
Strategic land is valuable again
With the introduction of SDSs looking 20 years ahead, there is a renewed emphasis on large-scale strategic planning. If you own land that isn’t in a current Local Plan but sits in a sustainable location, the requirement for councils to find 20 years of growth creates a massive opportunity for promotion.
Speed is of the essence
The consultation closes on 10 March 2026. The government is moving fast. Landowners need to be assessing their portfolios now to understand which sites might be unlocked by these strategic shifts.
If you are a landowner or developer looking to understand how these proposed changes affect your assets, PWA can help. We can provide a strategic assessment of your site’s potential under this emerging framework.
For more information, please get in touch with our team on 01772 369 669.