The Government’s revised National Planning Policy Framework (NPPF), published in August 2026, represents one of the most significant changes to England’s planning system in recent years.
At its heart is a clear objective: build more homes, make better use of land and support economic growth.
One of the most significant changes is the new support for housing and mixed-use development around well-connected railway, tram and Underground stations. The revised NPPF establishes a much stronger presumption in favour of development in locations within a reasonable walking distance of stations, subject to appropriate infrastructure, design and sustainability considerations.
The reforms also strengthen the policy framework for Green Belt and Grey Belt land, alongside greater emphasis on development within and around existing settlements, increased densities in appropriate locations and infrastructure provision.
For landowners and developers, this could significantly change the planning prospects of sites that may previously have been considered difficult to develop – particularly land close to transport hubs and sustainable settlements.
The wider reforms also seek to streamline the planning system, support economic and infrastructure development, improve delivery once planning permission is secured and provide greater clarity around plan-making and decision-making.
The message is clear: location matters more than ever.
Land that is well connected, close to existing services and capable of accommodating sustainable development could now have significantly greater planning potential.
For landowners, developers and investors, the publication of the NPPF 2026 therefore provides a timely opportunity to review existing land holdings, reassess previously unsuccessful sites and consider whether sites previously regarded as unsuitable for development now warrant a fresh planning appraisal.
At Graham + Sibbald, we can help landowners assess how the new NPPF may affect the planning potential of their land and identify opportunities arising from these changes.
