The Government finally published the much anticipated, revised National Planning Policy Framework (NPPF). These revisions, unveiled by the government on 12th December 2024, not only undo a number of changes made previously in December 2023 but also introduce sweeping changes around assessing housing needs, renewable energy and greenbelt sites.

A new standard method for assessing housing needs

The Government has proposed a new standard method for assessing housing needs which aims to support their aspirations to build 1.5 million homes over the next five years. Under the previous government, the standard method for calculating housing needs was considered ‘an advisory starting point’ and Councils could rely on ‘exceptional circumstances’ to argue for the use of alternative methods.

The Government now aim to provide greater certainty to the housing sector through more stable and predictable housing numbers. To achieve this, a new standard method has been proposed which uses a baseline, set at 0.8%, of the existing housing stock in each local authority area. This figure has been set based on housing stock growing nationally on average, by 0.89% annually over the last decade. This replaces the previous reliance on household projections and plans to provide a level of increase in all areas that is proportionate to average housing growth.

Although local authorities are expected to meet these revised housing targets, they may justify a lower housing requirement on the basis of local constraints on land and delivery (such as flood risk areas or national parks) through local plan consultation and examination.

Additionally, after concerns that the previous policy from December 2023 was undermining supply, the new NPPF restores the requirement for local planning authorities to demonstrate a five-year supply of deliverable housing sites plus an additional five per cent buffer. It is hoped that reverting to the previous policy will ensure that a pipeline of deliverable sites is maintained at all times.

Renewable energy 

The Government’s drive to make Britain a ‘clean energy superpower’ has been reflected in the revised NPPF by emphasising the need for local authorities to ‘give significant weight to the benefits associated with renewable and low carbon energy generation and the proposal’s contribution to a net zero future’ when determining relevant planning applications.

The amendments also seek to set stronger expectations for local authorities to proactively identify sites for renewable and low-carbon development when producing local plans, where it is likely that, when allocating a site, it would help secure development. 

These plans are among proposals announced by the Government to boost the delivery of renewable energy to meet their commitment to reach zero-carbon electricity generation by 2030. 

Grey belt and the Green Belt

The introduction of the grey belt concept represents a substantial reform of the land use system which seeks to reduce pressure on the Green Belt. In simple terms, grey belt refers to any Green Belt land which has previously been developed, that makes a limited contribution to the Green Belt’s purposes.

The Government proposes that the introduction of the grey belt will help support local planning authorities facing acute housing and development pressures to meet their needs whilst also securing environmental improvements and affordable housing.

Additionally, under the previous NPPF, there was no requirement for local planning authorities to review Green Belt where they fell short of housing needs. Now, under the new NPPF, local planning authorities are required to undertake a review where they cannot meet identified housing, commercial or other needs without altering Green Belt boundaries.

Where it is necessary to release Green Belt land for development, a sequential test has been proposed to help guide release:

1. Brownfield land (previously developed land within the Green Belt);
2. Grey belt land; and finally
3. Higher performing Green Belt sites where these can be made sustainable.

Land that is safeguarded by existing environmental designations (such as National Parks and Sites of Special Scientific Interest) will maintain protected. 

The NPPF, in paragraph 156, sets out the ‘Golden Rules’ which should be applied to major development where Green Belt land is released through plan making or review. Such development must contribute to necessary local and national infrastructure, including the delivery of new schools, GP surgeries and transport links. In the case of schemes involving the provision of housing, at least 50% of that should be affordable housing, with an appropriate proportion being Social Rent. Lastly, the provision of new, or improvements to existing local green spaces that are accessible to the public.

With the new NPPF now officially in play, local authorities, developers and communities will need to adapt swiftly to the changes to promote the Government’s plans. The revised NPPF places emphasis on prioritising housing needs, to ensure sufficient homes are built to meet demands whilst also protecting the Green Belt, as well as recognising the importance of renewable energy to deliver the Government’s clean power mission.