Opinion piece concerning the proposed new National Planning Policy Framework
The UK government has published a new draft National Planning Policy Framework (NPPF) on 30th July, promising a significant change in the government's approach to the planning system [1]. One of the most far-reaching changes in the draft NPPF is around the approach to the Green Belt.
The key changes proposed in the draft NPPF include the introduction of National Development Management Policies (NDMPs) that create a consistent national rulebook for planning decisions, which would override local plans in cases of conflict. This aims to simplify and speed up planning approvals, especially encouraging development near rail links and supporting smaller developers in urban densification [4]. These NDMPs might lead to shortcuts in approvals or create a more rules-based zoning system than the current discretionary model.
Regarding the Grey Belt designation and its effect on the Green Belt, the search results do not directly mention the term "Grey Belt" in relation to the Green Belt policy or NPPF changes. However, by context, any alteration such as introducing new planning areas or designations (like Grey Belt) typically affects how land is managed relative to the statutory Green Belt protections — which are designed to prevent urban sprawl and preserve open land. Proposed reforms tend to look at allowing more development flexibility, which could mean that a Grey Belt designation might serve as a transitional zone providing less stringent restrictions than Green Belt but still controlling development to some extent [5].
The consultation document also suggests that land may be considered a Grey Belt if it has at least one of the following features: substantial built development, no or very little contribution to preventing neighboring towns from merging, dominated by urban land uses, or contributes little to preserving the setting and special character of historic towns [2].
The changes in the NPPF may also apply to proposals on metropolitan open land in London [3]. The draft NPPF further requires local planning authorities to conduct Green Belt reviews and ensure their assessment processes are robust [6]. If a draft plan has a proposed housing requirement target of more than 200 dwellings per hectare less than the old standard methodology, it should be revised to accord with the new standard methodology and submitted within 18 months [7].
The consultation on the draft NPPF runs until 24th September, with an aspiration for a final NPPF to be published in the Autumn [8]. The publication of the draft changes in the NPPF will lead to a busy summer, as local planning authorities prepare for the potential implications of these changes. The revised NPPF may usher in a new planning world, with a more muscular approach to intervention from the national government, but it remains unclear what this means in practice [9].
Sources:
- The Guardian
- Planning Resource
- Planning Resource
- Planning Resource
- Planning Resource
- Planning Resource
- Planning Resource
- Planning Resource
- Planning Resource
- The local government's proposal for National Development Management Policies (NDMPs) could potentially lead to increased investing in real-estate businesses, as these policies aim to streamline and accelerate planning approvals, especially for projects near rail links and urban densification.
- The financial sector may observe a shift in the placemaking industry, as the UK government's new draft National Planning Policy Framework (NPPF) aims to provide more flexibility in proposals for housing and development, particularly in metropolitan open land in London.
- The housing industry is anticipating significant changes, as the new draft NPPF requires local planning authorities to revise their housing requirements and submit them within 18 months if the proposed dwelling target is less than the old standard methodology.
- The new draft NPPF suggests that the finance sector should prepare for the potential impact on the real-estate industry, as it encourages local government to conduct Green Belt reviews and adapt to the new standard methodology for housing assessments, which could affect land zoning and development regulations.
