A new structure
The National Planning Policy Framework (NPPF) sets the government’s planning policies for England, and councils must take it into account in every decision. The 2026 version is a ground-up rewrite. Instead of a long list of numbered paragraphs, it uses named policy codes, and it separates what councils must do when preparing local plans from the national policies that apply directly to planning applications.
The aim is policy that is clearer, more directive and applied more consistently between councils.
The presumption in favour of sustainable development
Under previous versions, the ‘tilted balance’ in paragraph 11 applied when a council’s plan was out of date or it could not show a five-year housing land supply. That has been replaced by two national decision-making policies:
- Within settlements, development should be approved unless its adverse effects would substantially outweigh the benefits.
- Outside settlements, development is supported in defined circumstances, including where the council cannot demonstrate a five-year housing land supply or its Housing Delivery Test result is below 75%.
For sites inside towns and villages, this is a significant shift in favour of approval, whatever the state of the local plan.
Small and medium sites
Local plans must now identify land for at least 10% of their housing requirement on sites of 1 hectare or less, and a further 10% on sites between 1 and 2.5 hectares. This should open up more opportunities for SME builders and small infill schemes.
Stations, density and accessibility
There is stronger support for development around well-connected transport hubs and railway stations, including expectations on density within a reasonable walking distance. Plans are also expected to seek at least 40% of homes on major developments to meet the M4(2) accessible and adaptable standard.
Green Belt and grey belt
The grey belt approach introduced in December 2024 continues, with a simplified definition: Green Belt land that does not strongly contribute to purposes (a), (b) or (d) of the Green Belt. See our Green Belt guide for how this works in practice.
What to do now
If you have a site that was refused, or that you shelved because the old policy tests were against it, it may be worth looking again. This applies especially to sites inside a settlement boundary. Transitional arrangements apply to plans in preparation, so check how your council is handling them.
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Sources
- Landmark Chambers: Government publishes new NPPF 2026
- Michelmores: The National Planning Policy Framework 2026
- GOV.UK: National Planning Policy Framework
This article is general information about planning in England at the date shown. It is not advice on any particular site, and the law and policy may have changed since. Please speak to us before relying on it.