Analysis on the Proposed New NPPF (National Planning Policy Framework)

The UK government has published a draft National Planning Policy Framework (NPPF) 2022, introducing significant changes aimed at streamlining and standardizing planning processes nationally. One of the key changes is the introduction of National Development Management Policies (NDMPs), which can override local plans where conflicts arise, creating a national rulebook for planning.

This new rulebook could speed up decision-making and support targeted development, particularly near transport hubs and brownfield sites. However, the implications of NDMPs and national policies could affect how local authorities manage Green Belt land by potentially limiting local discretion in favour of national priorities. This might lead to increased pressure for development within or near Green Belt areas if aligned with national development priorities and NDMPs.

For local planning authorities, the draft NPPF 2022 impacts them in several ways. Firstly, it restricts their decision-making autonomy, as NDMPs take precedence over conflicting local plans, effectively centralizing some planning rules. Secondly, it encourages more delegated powers for professional planners to make timely, rules-based decisions without committee interference, including for mid-sized developments in metropolitan areas. Lastly, it motivates local authorities to update and revise local plans to align with the new national policy framework to avoid speculative developments and ensure housing targets are met.

Overall, these changes aim to accelerate housing delivery and economic growth by creating clearer, more uniform national standards while potentially reducing the traditional protective status of areas like the Green Belt through national planning priorities taking precedence over local plans.

The draft NPPF 2022 also proposes the establishment of a new designation called the Grey Belt, which will include land that makes a limited contribution to the five Green Belt purposes. The proposed changes in the NPPF could lead to a busy summer of digestion and discussion, with MPs calling for placemaking to be at the heart of the NPPF.

The consultation on the draft NPPF runs until 24th September, with an aspiration for a final NPPF to be published in the Autumn. Local planning authorities will need to adapt their plans and decision-making processes to this more centralized and nationally driven planning regime. An example of an authority potentially affected by these changes is Three Rivers District Council, which is advancing a plan envisaged to deliver 240 homes per annum (400/499 homes per annum fewer than the old/new standard methodology) with a target of submission in February 2025.

The practical implications of these changes are yet to be seen, but one thing is clear: the proposed NPPF 2022 represents a significant shift in how the government operates the planning system, particularly in areas with high housing pressures, such as the South East. The government has proposed a transitional arrangement for local plan preparation only, and the new standard methodology for housing delivery will have a proportionate stock level uplift of 0.8%. The proposed changes may require local authorities to revert to earlier draft plans that proposed greater Green Belt release.

In conclusion, the draft NPPF 2022 proposes the establishment of NDMPs with primacy over local plans, streamlining of planning decisions with wider delegated powers, facilitation of fast-track development, particularly near infrastructure, and increased national oversight that may affect Green Belt protections indirectly by emphasizing housing delivery targets over local restrictions. These changes could lead to difficult political decisions for local councils, but they also offer the potential for more efficient and targeted planning processes.

The new National Development Management Policies (NDMPs) in the draft NPPF 2022 could affect the finance and business decisions of local authorities, as they take precedence over local plans, thereby potentially reducing local government discretion and affecting Green Belt management.
The establishment of a Grey Belt designation in the NPPF 2022 could lead to increased placemaking, particularly near infrastructure, as it includes land that makes a limited contribution to the five Green Belt purposes.
The housing industry might experience significant changes due to the proposed NPPF 2022, with a shift towards more targeted and streamlined planning processes, aimed at accelerating housing delivery and economic growth, particularly in high-pressure areas like the South East.