What is the new National Planning Policy Framework?

Published by the Government on 17 August 2026, the new National Planning Policy Framework (NPPF) sets out national planning policies for England, shaping how local authorities prepare development plans and make decisions on planning applications. Replacing the previous framework published in December 2024, the revised NPPF introduces a clearer approach with reforms intended to support more housing delivery, sustainable development and economic growth.

London could be one of the regions to benefit most. The revised framework takes a more pro-development approach, with greater emphasis on increasing housing supply, brownfield regeneration and higher-density development around well-connected transport hubs.

For London, this isn’t just about adding more homes; it is a strategic framework that redefines where these new homes need to be built. Brownfield land that supports regeneration, low-quality Green Belt sites and commuter areas surrounding London Underground and railway stations could all play a greater role in delivering new homes.

Despite a proactive policy framework, developers may face substantial feasibility concerns on the ground. Increasing land prices, build costs (materials and labour), borrowing costs, affordable housing mandates and obligations to improve infrastructure will also play a key role in determining the NPPF’s success.

Questions about the new NPPF and what it means for London property

What is the new National Planning Policy Framework (NPPF) 2026?

The National Planning Policy Framework guides local councils and developers across England when making and approving development plans. The latest 2026 version was published on 17 August 2026 and includes major revisions to clarify a proper rules-based planning system, boost housing supply and improve overall economic output. The framework’s overarching message is directed at local councils, urging them to plan positively for housing that is in the long-term public interest and to close the demand/supply gap rather than treating it as a secondary issue.

What are the main changes to the NPPF in 2026?

The 2026 NPPF places greater emphasis on increasing housing delivery, identifying sufficient development land and encouraging councils to plan strategically for long-term housing and economic growth.

• Councils are expected to maintain an adequate pipeline of deliverable housing land, with a 20% buffer from 1 July 2026 for authorities where the adopted housing requirement is substantially below the latest assessed need.
• Councils also need to adopt a more collaborative approach when planning spatial development strategies that are intended to look at least 25 years ahead and identify locations for housing and broader economic growth.
• While Brownfield remains the first choice, especially in urban areas like London, Councils can also consider some Green Belt and Grey Belt areas for housing activity.

For London, these changes are highly relevant as housing, transport, employment and infrastructure upgrades are not always limited to Borough boundaries. Government guidance specifically states that authorities should align their plans where there are ‘strategic interdependencies across boundaries’. For London, this means boroughs will increasingly need to work together on housing, transport, employment and infrastructure.

NPFF August 2026 vs December 2024: What has changed?

The recently published NPPF builds on the pro-development reforms introduced in late 2024, but also goes a few steps further in supporting housing delivery, higher densities and development in well-connected areas. The key differences are:

What does the new NPPF mean for London?

In London, where development land is scarce and expensive, one of the NPPF’s biggest impacts could be to increase the range of sites considered suitable for new housing. While policy frameworks maintain a Brownfield-first approach, there is more flexibility in approaching certain Green Belt boundaries and low-quality Green Belt (Grey Belt) land. Councils are also encouraged to utilise well-connected land around Tube and railway stations to increase efficiency in high-density urban areas.

This increased flexibility can be highly beneficial for developers across Outer London areas like Barnet, Brent, Harrow, Ealing, Hillingdon and Enfield, where demand is high due to better affordability. Even Home Counties within London’s commuter belt will benefit from these changes.

The key takeaway for London and surrounding commuter towns is the potential to build a large development pipeline, provided the sites remain commercially viable.

Can homes now be built on the Green Belt?

While portions of Green Belt land can be considered for housing development, specific reservations permit its use. The NPPF sets out guidelines for using Grey Belt areas and notes that around 80% of major residential appeals on such land have been approved since 2024.

Building on Green Belt land also includes the ‘Golden Rules’, which require developers to provide higher levels of social or affordable housing (up to 50% in some cases) unless the development becomes unviable. This is particularly important for London developers, where housing pressures can push them to approach Green Belt sites around existing settlements and transport corridors.

What is Grey Belt land?

Grey Belt is land within the Green Belt that has previously been developed and/or does not strongly contribute to certain Green Belt purposes. While local councils and developers can consider some Grey Belt areas for housing, proposals must still meet planning requirements relating to design, infrastructure, transport and environmental impact. For landowners and developers in London and neighbouring counties, suitable Grey Belt land could become an important source of new land option for housing.

Will more homes be built near London train and Underground stations?

The new framework takes a more supportive approach to residential and mixed-use development around well-connected transport hubs. This includes sites within reasonable walking distance of qualifying railway, Underground, tram and light-rail stations, subject to infrastructure capacity and other planning considerations. With arguably one of Europe’s best public transport networks, London stands to gain from higher-density housing development that is close to stations. Less reliance on cars also aligns with the Mayor of London’s wider aim to encourage sustainable travel and create neighbourhoods where people can more easily walk, cycle or use public transport.

Commenting on the NPPF, the UK Housing Secretary, Angela Rayner, said, “By unlocking thousands of homes around well-connected transport hubs, we’re helping people live closer to work, school and the services they rely on, while backing local businesses and driving growth in our communities. That’s how we’ll tackle the housing crisis and raise living standards for people in every corner of the country.”

Will the new NPPF increase the number of homes being built?

While the NPPF intends to increase housing stock and meet the 1.5 million new-home target set by Parliament before the end of its current term, it must first plug the stark divide between planning permission and housing delivery.

The most recent update to the NPPF is its eighth revision in the last 14 years, and even though most industry stakeholders have welcomed this move, councils or developers still need to build these homes.

What concerns do developers have?

The direction of the new NPPF is encouraging, particularly its focus on increasing housing supply, unlocking brownfield land and supporting development around well-connected transport hubs. However, planning reform is only one part of the equation. A planning permission does not automatically translate into a completed home, and developers still have to make schemes financially viable in an increasingly challenging cost environment.

What could the new NPPF mean for property investors?

For London property investors, the NPPF could create opportunities in areas targeted for regeneration, higher-density development around transport hubs and carefully released grey-belt land. Investors who identify locations before new housing, infrastructure and amenities are fully reflected in prices may benefit from long-term growth.

However, increased supply could also moderate rental and capital-growth pressures. The NPPF is therefore not a guarantee of investment performance: local employment, transport links, rental demand, affordability, competing supply and development viability will remain crucial when assessing opportunities.

For investors, the key will be identifying which London locations are most likely to benefit from new housing, infrastructure investment and regeneration as the revised planning framework begins to influence development.

For more insights into NPPF and to explore new opportunities across the London property market that might be of interest to property investors, get in touch with our New Homes team.