The National Policy Planning Framework (NPPF) is a document that outlines the government’s policies and priorities for planning and development in England. It plays a key role in guiding decision-making related to permitted land use, housing, and environmental sustainability.
The Labour government have been outspoken about their desire to make reforms in order to address the housing crisis and deliver 1.5m homes over the next five years.
This month, and just in time for the new year, the government published its revised NPPF, introducing the definition of ‘Grey Belt’ land, the ‘Golden Rules’ for building on Green Belt land, and the reinstatement of compulsive housing targets. We've done the hard work of sifting through the policy details, so you can focus on what matters to your project ambitions.
Below we’ve outlined the key aspects of the framework that might be relevant to you.
Updating the Planning System
To accelerate the development of new housing the government intends to accelerate the planning process. The new framework establishes mandatory housing targets for councils. The goal is to deliver approximately 370,000 new homes yearly (a 20% increase on the previous national housing target).
Green Belt
Green Belts are areas of land, on which building is restricted. These areas, located around cities, have been designated to prevent urban sprawl and create a sense of permanent openness. Like Areas of Outstanding Natural Beauty they are notoriously difficult to develop and build in to ensure that they are maintained. The government are trying to find a middle ground as cities just need to expand to meet the housing targets.
Grey Belt
A key aspect of the new NPPF is the formal use of the term ‘grey belt.’ It defines the term ‘grey belt’ as poor-quality, undeveloped, urban areas within the Green Belt. This new framework prioritises developing grey belt and brownfield land.
Grey belts are a key component of lifting restrictions and encouraging building. By defining ‘grey belts’ as areas that make a limited contribution to the purpose of the Green Belt, the NPPF reaffirms the value and purpose of the Green Belt while releasing new underused land for development.
Golden Rules
Where Green Belt land is released for development, the ‘Golden Rules’ outlined in Section 13. Protecting Green Belt land in paragraph 156 should apply:
Planned developments must make provision for at least 50% affordable housing (typically 25% in other developments greater than 9 units).
Planned developments must make necessary improvements to local or national infrastructure, including childcare facilities, GP surgeries and transport links.
Planned developments must make new contributions or improvements to existing green spaces that are accessible to the public. Good quality green spaces should be accessible to new residents.
Improvements to green spaces should contribute positively to the landscape setting of the development and support nature recovery. This is very similar wording to Net Positive Bio-diversity policies many councils already have in place.
Plans
The new framework states the need for visually clear drawings and plans that show exactly what the development will look like and what materials will be used. Section 12. Achieving well-designed and beautiful places, paragraph 140 emphasises the need for accurate development plans to ensure that developers comply with planning permission. It also makes it easier for local planning authorities to spot any breaches in permission. Although most architects already deliver amazing drawings, some developers choose to undercut the market or save costs but using poorer quality work. The framework now formally supports councils in rejecting applications due to poor quality submissions. In a way, this should also support architects to fight their corner and provide the best work possible.
Energy Efficiency
Interestingly, a new amendment places increased emphasis on environmental sustainability and energy efficiency. It is stated (in Planning for Climate Change, paragraph 167) that local planning authorities should prioritise supporting energy efficiency and low-carbon heating upgrades to existing buildings, like installing heat pumps and solar panels (when not already allowed under permitted development rights). This is fundamental as many councils take a very negative view against these technologies, particularly in sensitive heritage areas. The new policy will help these areas get more sustainable.
Extensions
Finally, and probably most significantly to us at Open Volume Studio, is a key update for residential projects relating to the new guidance on mansard roof extensions (Section 11 ‘Making Effective Use of Land.’ Paragraph 125e). The policy now actively supports upward extensions and the use of airspace above existing buildings. Historically, in order for a terrace property to gain approval for a mansard roof extension, all neighbouring properties needs to extend in the same way, as show in several case studies where entire rows were raised by single developers or as in our recently completed, but yet to be published project Double Trouble, where we undertook the design and oversaw the construction of two simultaneous projects for two neighbours together. Generally council resisted projects that would break the uniformity of a Victorian terrace, particularly one with London roofs.
Under the NPPF 2024, this limitation has finally been lifted. Allowing architects greater flexibility and creativity in terms of extensions. It also provides more opportunities for homeowners to add valuable space to their home and fewer excuses for councils to reject these types of applications, particularly outside of Conservation Areas.
Need help navigating the NPPF 2024 for your next project?
It is clear that the NPPF offers many opportunities in terms of commercial developments as well as small-scale residential projects.
Get in touch, and let’s discuss how these changes can work in your favour.
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