NPPF updated to boost housing, renewables and water infrastructure delivery

The Ministry of Housing, Communities and Local Government published the updated National Planning Policy Framework (NPPF) on Monday, having consulted on proposed changes earlier this year.

The NPPF is the framework that local planning authorities must refer to when setting planning policy, and making planning decisions, at a local level in England. Prior to the changes this week, it was last updated in late 2024. A separate development consent regime applies to other, major, proposed developments classed as ‘nationally significant infrastructure projects’.

Among the raft of changes made to the framework, the newly revised NPPF (130-page / 1.02MB PDF) provides for a general presumption in favour of sustainable development that applies to all development which accords with an up-to-date local plan. This presumption is then applied more specifically to developments within settlements, and outside of settlements where certain criteria are met. Amongst those developments which would benefit from the presumption outside of settlement boundaries are certain residential and mixed-use developments “within reasonable walking distance of a well-connected station”. This reflects a ‘one track’ approach throughout the NPPF which focuses on sustainable development in close proximity to rail stations.

Broadly speaking, while there are further criteria to satisfy, the presumption outside of settlement boundaries will apply where the development is proposed within 800 metres of train, underground or tram stations that have regular connections into major economic hubs in England. Any such development would be subject to meeting density requirements.

Where the presumption applies, local planning authorities would be obliged to approve the proposed development “unless the benefits of doing so would be substantially outweighed by any adverse effects” – something which they would have to assess with reference to the NPPF, not any local planning policies. The presumption would also, subject to certain caveats, apply outside settlement boundaries where development would address an evidenced unmet need – including where a local planning authority cannot demonstrate a five-year housing land supply or scores below 75% on the most recent housing delivery test. The 2024 and 2025 housing delivery tests were published alongside the new NPPF.

As well as considerable amendments which are intended to support the housing sector, the new NPPF incorporates a renewed push towards net zero and support for modern infrastructure requirements. Amongst other things, the NPPF now includes a requirement to allocate land for specific business and employment uses, including for data centres, freight and logistic operations.

The updated NPPF now also mandates that when considering proposals for renewable and low-carbon energy development, local planning authorities (LPAs) must also give “substantial weight” to “the benefits for improving energy security, supporting economic development and/or the transition to a net zero future”. Under the last iteration of the policy, only ‘significant’ weight had to be given in that regard. This change from significant to substantial weight is reflected across the NPPF, increasing weight generally in a pro-development manner.

Similarly, in the context of re-powering projects – where developers seek to replace existing renewables infrastructure with modern, often larger and more powerful, infrastructure – LPAs will also now be required to give substantial weight to “the additional benefit of utilising an established site for this purpose”.

LPAs will further be required to give substantial weight to certain benefits listed for water infrastructure development, including benefits associated with improving the security of supply and capacity for homeowners and farmers and in improving water quality and reducing water-borne pollution.

Planning law expert Emma Barkas of Pinsent Masons said: “The incorporation of the general presumption in favour of sustainable development and clarifications on the application of the tilted balance are helpful to the industry, as is the tone shift from significant to substantial weight. The market has been struggling with the economic climate for some time and it is heartening to see further positive policy steps being taken to support the industry. In my view, planning policy itself is the best it has been for many years, the problem principally rests in market conditions, rather than policy – it would be good to see some demand side support next on the government’s agenda.”

Barkas added that the new policy support for data centres and renewables is also a very welcome addition to the new NPPF. Given the new policy, she emphasised that developers with applications in the system or approaching committee will need to ensure the new NPPF is properly addressed, for instance, by way of an update addendum if applications are heading to committee soon and/or by updating application materials.