The Government has published the revised National Planning Policy Framework (NPPF), marking another significant step in its ambition to accelerate housing delivering across England and unlock economic growth. Much of the policy reflects proposals consulted on in the draft NPPF published in December 2025, but the latest version provides greater clarity, more detailed definitions and a stronger framework for decision-making.
The revised NPPF includes a package of national decision-making policies designed to support development. Having a more ‘rules-based’ approach is likely intended to remove ambiguity, setting out what is acceptable and where. But it means more definitions, more detail and more cross-references between policies for planning practitioners to apply. How this works in practice will be central to the policy’s success.
One of the most notable changes is the expansion of opportunities to engage the ’tilted balance’, providing greater scope for development proposals to benefit from the presumption in favour of sustainable development under Policies S3, S4 and S5.
Perhaps the centrepiece of the updated NPPF is its emphasis on development in locations with strong public transport connectivity, whereby the tilted balance can now apply on sites within a reasonable walking distance from a well-connected railway station. For all but fast-food takeaways, this is defined as being within 800 metres or approximately a 10-minute walk.
The NPPF also introduces greater clarity around what qualifies as a well-connected station, encompassing rail, underground, tram and light rail services that meet specified connectivity criteria. These stations are defined as within the top 80 Travel to Work Areas by Gross Value Added.
Associated density requirements have also been introduced for development around these stations, with minimum net densities of 35 dwellings per hectare (dph) and a higher threshold of 45dph in locations benefiting from more frequent services.
These changes have the potential to unlock a range of development opportunities, particularly on sites that may previously have struggled to demonstrate policy support but can now satisfy the criteria necessary to engage the tilted balance.
Housing supply remains a fundamental consideration within the revised NPPF, with the publication coinciding with the release of the long-awaited Housing Delivery Test results for both 2024 and 2025.
While failure to demonstrate a five-year housing land supply or achieving a Housing Delivery Test score of 75% or below continues to engage the tilted balance, the updated NPPF introduces a potential additional route for sites outside of settlement boundaries. Other evidence of unmet housing need can now also trigger the tilted balance, significantly broadening the circumstances in which the policy may apply.
This is a particularly important development for plan promotion, strategic land and planning applications. Robust socio-economic evidence demonstrating unmet need is likely to become increasingly influential in planning decisions and appeals.
At Marrons, this is already a growing area of specialist work undertaken by our socio-economic team, led by Dan Usher and Simon Macklen, and we anticipate increased demand for this type of evidence as local authorities, developers and landowners seek to understand and respond to the implications of the revised NPPF.
The updated NPPF also retains the Government’s focus on Green Belt and Grey Belt policy, while introducing several refinements to improve deliverability. Roland Brass continues to be Marrons’ resident Grey Belt expert, following his research with the LPDF, which was previously quoted by Government in its autumn budget.
One of the changes to the policy is increased flexibility regarding the application of the Golden Rules for Green Belt schemes.
Under the revised NPPF, strategic sites delivering 1,500 dwellings or more may now be able to submit viability evidence where there is a demonstrable need to do so. This represents a pragmatic acknowledgement of the complexities involved in delivering large-scale developments and could help with the viability and progression of such sites.
The revised Grey Belt definition has also been refined, removing the previous reference to Footnote 7.
On matters of detail, the expected flexibility regarding affordable housing provision on medium- scale sites of 10-49 dwellings has not made the cut and been dropped by the Government. The requirement for on-site affordable housing provision remains.
The revised definition of what constitutes a veteran tree also did not make the cut, with the definition remaining as per the previous version of the NPPF, to the relief of many in the industry. More widely, the NPPF aligns with wider reform to plan-making, including the introduction of strategic planning and the new local plan-making regime.
There is still considerable detail to work through, and the practical implications of some policies will only become clear through their application in decision-making and at appeal. However, the direction of travel is evident. The updated NPPF seeks to strengthen the Government’s commitment to growth, housing delivery and sustainable development, while providing greater clarity on how key policies should be applied. The expanded opportunities to engage the tilted balance, strengthened emphasis on housing need and greater flexibility for strategic development all have the potential to influence planning decisions in the months and years ahead.
For developers, landowners and local authorities alike, understanding these changes and identifying where new opportunities may arise will be crucial.
If you would like to discuss how the revised NPPF may affect your site, development strategy
or planning application, get in touch with the Marrons team.
