Following our earlier review of the return of mandatory housing targets and five-year supply requirements, Matt Wyatt, associate at PWA, asks where growth will go and how it will be delivered.
The draft 2025 National Planning Policy Framework introduces a series of bold, site-focused reforms designed to unlock sustainable land, increase density, and streamline delivery. The message is clear: development in the right locations should move forward quickly and at scale.
A default yes around railway stations
One of the most radical changes is a new presumption in favour of development near railway stations.
Draft Policy S5(1)(h) states that housing and mixed-use schemes outside settlements should be approved where they are within reasonable walking distance of a station. In effect, this creates a “default yes” for these locations.
The policy distinguishes between standard and “well-connected” stations, the latter defined by their presence in the top 60 Travel to Work Areas (by GVA) and a minimum service frequency.
Crucially, the draft introduces mandatory minimum densities:
- 50 dwellings per hectare around well-connected stations
- 40 dwellings per hectare around other stations
This is not simply permissive; it is directive. Low-density schemes in these locations are unlikely to succeed.
For land near qualifying stations, the principle of development becomes much harder to resist. The debate shifts from ‘whether’ to ‘how’, with density and design doing the heavy lifting.
Gentle density in existing urban areas
Beyond stations, the draft gives substantial weight to urban intensification.
Policy L2 supports:
- Upward extensions (including mansards)
- Infill and corner plot redevelopment
- Garden development, provided at least 50% of the garden area remains undeveloped
This represents a clear endorsement of gentle density, incremental growth within existing settlements, and presents significant opportunities for SMEs and smaller landowners.
The Green Belt & the Grey Belt shift
The draft confirms that Green Belt boundaries must be reviewed where authorities cannot meet development needs.
It also refines the “Grey Belt” concept – land that is either previously developed or makes a limited contribution to Green Belt purposes.
Importantly, the removal of the previous protective designation exclusion means sites containing heritage or environmental assets can now still be identified as Grey Belt. Constraints remain relevant in the planning balance, but they no longer prevent classification at the outset.
Release of Green Belt land remains subject to the “Golden Rules”, including:
- 50% affordable housing (subject to viability in limited cases)
- Necessary infrastructure provision
The battleground is likely to centre on whether land makes a “limited contribution” — a technical and evidence-led question.
Viability & SME support
The draft also tightens the viability regime.
Policy DM5 makes clear that schemes are expected to meet policy requirements as a baseline. Viability arguments will only succeed in “limited circumstances”, such as genuine site-specific abnormalities not anticipated at the plan-making stage.
At the same time, there is a notable boost for smaller developers. A new “medium site” category (10 to 49 homes, up to 2.5 hectares) may be permitted to provide cash-in-lieu affordable housing contributions rather than on-site provision, a pragmatic change that could unlock many stalled schemes.
Strategic implications
Taken together, the draft NPPF establishes a clear hierarchy of opportunity:
- Land near railway stations has moved sharply up the policy agenda.
- Grey Belt promotion is simplified, though evidence will be critical.
- Urban intensification is actively encouraged.
- Delivery reforms aim to reduce friction, particularly for SMEs.
This is a framework designed to force movement from allocation through to build-out.
If you have land near a railway station, within the Green Belt, or a medium-sized site that may benefit from these reforms, PWA can provide a strategic review of its potential under the draft framework.
Contact Matthew Wyatt and the team on 01772 369 669 to discuss your portfolio.
The consultation runs until 10 March 2026.