On 20 December 2023, the Department for Levelling Up, Housing and Communities published a new version of National Planning Policy Framework – the document that outlies government’s land-use planning policies in England. Below you can find a detailed guidance of all changes that were made since the last version on 5 September 2023.
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The National Planning Policy Framework was revised in response to the Levelling-up and Regeneration Bill: reforms to national planning policy consultation on 19 December 2023 and sets out the government’s planning policies for England and how these are expected to be applied.
This revised Framework replaces the previous National Planning Policy Framework published in March 2012, revised in July 2018, updated in February 2019, revised in July 2021 and updated in September 2023.
The archived National Planning Policy Framework published in 2012, 2018, 2019, 2021 and September 2023 can be accessed at the following:
Old version of NPPF(Updated in September 2023) |
New version of NPPF(Updated in December 2023) |
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Introduction (Para 1) |
The National Planning Policy Framework sets out the Government’s planning policies for England and how these should be applied. It provides a framework within which locally prepared plans for housing and other development can be produced. | The National Planning Policy Framework sets out the Government’s planning policies for England and how these should be applied. It provides a framework within which locally prepared plans can provide for sufficient housing and other development in a sustainable manner. Preparing and maintaining up-to-date plans should be seen as a priority in meeting this objectives. |
Introduction (Para 6) |
Other statements of government policy may be material when preparing plans or deciding applications, such as relevant Written Ministerial Statements and endorsed recommendations of the National Infrastructure Commission. | Other statements of government policy may be material when preparing plans or deciding applications, such as relevant Written Ministerial Statements and endorsed recommendations of the National Infrastructure Commission. This includes the Written Ministerial Statement on Affordable Homes Update (24 May 2021) which contains policy on First Homes. |
Chapter on 'Achieving Sustainable Development' (Para 7) |
The purpose of the planning system is to contribute to the achievement of |
The purpose of the planning system is to contribute to the achievement of sustainable development, including the provision of homes, commercial development, and supporting infrastructure in a sustainable manner. At a very high level, the objective of sustainable development can be summarised as meeting the needs of the present without compromising the ability of future generations to meet their own needs. |
Chapter on 'Achieving Sustainable Development' (Para 14) |
a) the neighbourhood plan became part of the development plan two years or less before the date on which the decision is made;
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a) the neighbourhood plan became part of the development plan five years or less before the date on which the decision is made; and
c) and d) were deleted |
Chapter on 'Delivering a sufficient supply of homes' (Para 60) |
To support the Government’s objective of significantly boosting the supply of homes, it is important that a sufficient amount and variety of land can come forward where it is needed, that the needs of groups with specific housing requirements are addressed and that land with permission is developed without unnecessary delay. | To support the Government’s objective of significantly boosting the supply of homes, it is important that a sufficient amount and variety of land can come forward where it is needed, that the needs of groups with specific housing requirements are addressed and that land with permission is developed without unnecessary delay. The overall aim should be to meet as much of an area’s identified housing need as possible, including with an appropriate mix of housing types for the local community. |
Chapter on 'Delivering a sufficient supply of homes' (Para 61) |
To determine the minimum number of homes needed, strategic policies should be informed by a local housing need assessment, conducted using the standard method in national planning guidance – unless exceptional circumstances justify an alternative approach which also reflects current and future demographic trends and market signals. In addition to the local housing need figure, any needs that cannot be met within neighbouring areas should also be taken into account in establishing the amount of housing to be planned for. | To determine the minimum number of homes needed, strategic policies should be informed by a local housing need assessment, conducted using the standard method in national planning guidance. The outcome of the standard method is an advisory starting-point for establishing a housing requirement for the area (see paragraph 67 below). There may be exceptional circumstances, including relating to the particular demographic characteristics of an area which justify an alternative approach to assessing housing need; in which case the alternative approach should also reflect current and future demographic trends and market signals. In addition to the local housing need figure, any needs that cannot be met within neighbouring areas should also be taken into account in establishing the amount of housing to be planned for. |
Chapter on 'Delivering a sufficient supply of homes' (New Para 62) |
The standard method incorporates an uplift which applies to certain cities and urban centres, as set out in national planning guidance. This uplift should be accommodated within those cities and urban centres themselves except where there are voluntary cross boundary redistribution agreements in place, or where it would conflict with the policies in this Framework. | |
Chapter on 'Delivering a sufficient supply of homes' (Para 66 and 67) |
Strategic policy-making authorities should establish a housing requirement figure for their whole area, which shows the extent to which their identified housing need (and any needs that cannot be met within neighbouring areas) can be met over the plan period... | Strategic policy-making authorities should establish a housing requirement figure for their whole area, which shows the extent to which their identified housing need (and any needs that cannot be met within neighbouring areas) can be met over the plan period. The requirement may be higher than the identified housing need if, for example, it includes provision for neighbouring areas, or reflects growth ambitions linked to economic development or infrastructure investment. |
Chapter on 'Delivering a sufficient supply of homes' (Additional item in Para 69 and 70) |
a) identify, through the development plan and brownfield registers, land to accommodate at least 10% of their housing requirement on sites no larger than one hectare; unless it can be shown, through the preparation of relevant plan policies, that there are strong reasons why this 10% target cannot be achieved;
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a) identify, through the development plan and brownfield registers, land to accommodate at least 10% of their housing requirement on sites no larger than one hectare; unless it can be shown, through the preparation of relevant plan policies, that there are strong reasons why this 10% target cannot be achieved; b) seek opportunities, through policies and decisions, to support small sites to come forward for community-led development for housing and self-build and custom-build housing; c) use tools such as area-wide design assessments, permission in principle and Local Development Orders to help bring small and medium sized sites forward; |
Chapter on 'Delivering a sufficient supply of homes' (Para 72 and 73) |
Local planning authorities should support the development of entry-level exception sites, suitable for first time buyers (or those looking to rent their first home), unless the need for such homes is already being met within the authority’s area. These sites should be on land which is not already allocated for housing and should:
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Local planning authorities should support the development of exception sites for community-led development (as defined in Annex 2) on sites that would not otherwise be suitable as rural exception sites. These sites should be on land which is not already allocated for housing and should: a) comprise community-led development that includes one or more types of affordable housing as defined in Annex 2 of this Framework. A proportion of market homes may be allowed on the site at the local planning authority’s discretion, for example where essential to enable the delivery of affordable units without grant funding; and
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'Maintaining supply and delivery' in chapter on 'Delivering a sufficient supply of homes' |
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Changes 76-81 (please check the text of the new NPPF for further information) |
Chapter on 'Making effective use of land' (Para 120/124) |
e) support opportunities to use the airspace above existing residential and |
e) support opportunities to use the airspace above existing residential and |
Chapter on 'Making effective use of land' (New Para 130) |
In applying paragraphs 129a and b above to existing urban areas, significant uplifts in the average density of residential development may be inappropriate if the resulting built form would be wholly out of character with the existing area. Such circumstances should be evidenced through an authority-wide design code which is adopted or will be adopted as part of the development plan. | |
Chapter on 'Achieving well-designed and beautiful places' (Para 135/140) |
Local planning authorities should seek to ensure that the quality of approved development is not materially diminished between permission and completion, as a result of changes being made to the permitted scheme (for example through changes to approved details such as the materials used). | Local planning authorities should ensure that relevant planning conditions refer to clear and accurate plans and drawings which provide visual clarity about the design of the development, and are clear about the approved use of materials where appropriate. This will provide greater certainty for those implementing the planning permission on how to comply with the permission and a clearer basis for local planning authorities to identify breaches of planning control. Local planning authorities should also seek to ensure that the quality of approved development is not materially diminished between permission and completion, as a result of changes being made to the permitted scheme (for example through changes to approved details such as the materials used). |
Chapter on 'Protecting Green Belt land' (Para 140/145) |
Once established, Green Belt boundaries should only be altered where exceptional circumstances are fully evidenced and justified, through the preparation or updating of plans. Strategic policies should establish the need for any changes to Green Belt boundaries, having regard to their intended permanence in the long term, so they can endure beyond the plan period. Where a need for changes to Green Belt boundaries has been established through strategic policies, detailed amendments to those boundaries may be made through non-strategic policies, including neighbourhood plans. | Once established, there is no requirement for Green Belt boundaries to be reviewed or changed when plans are being prepared or updated. Authorities may choose to review and alter Green Belt boundaries where exceptional circumstances are fully evidenced and justified, in which case proposals for changes should be made only through the plan-making process. Strategic policies should establish the need for any changes to Green Belt boundaries, having regard to their intended permanence in the long term, so they can endure beyond the plan period. Where a need for changes to Green Belt boundaries has been established through strategic policies, detailed amendments to those boundaries may be made through nonstrategic policies, including neighbourhood plans. |
Chapter on 'Meeting the challenge of climate change, flooding and coastal change' (New para 164) |
In determining planning applications, local planning authorities should give significant weight to the need to support energy efficiency and low carbon heating improvements to existing buildings, both domestic and non-domestic (including through installation of heat pumps and solar panels where these do not already benefit from permitted development rights). Where the proposals would affect conservation areas, listed buildings or other relevant designated heritage assets, local planning authorities should also apply the policies set out in chapter 16 of this Framework.) |
*Please note that not all NPPF changes are presented in this table
CIHT submitted evidence to the consultation in March 2023 for the update to the NPPF.
In the consultation response, CIHT highlighted the need for better integration of sustainable transport into the NPPF and the need for transport issues to be taken into consideration from the earliest stages of plan-making.
CIHT has also called to amend Paragraph 115 of the current version of the NPPF on 'severe' impacts as the sole reason to prevent development while not taking into consideration the urgent need for carbon reduction across all planning projects.
CIHT also believes that to deliver the government's ambitious housing plans, there should be a very close integration with transport planning to ensure new developments take advantage of existing transport infrastructure and lead to sustainable travel choices. Undoubtedly, transport can provide more social and economic opportunities, unlock new areas for development, and support the overall economic growth.
As leveling up and achieving Net Zero are closely related to each other, CIHT believes the cost of not achieving Net Zero might be far greater than the cost associated with implementing more robust planning reforms.
Please email technical@ciht.org.uk if you have any questions on NPPF.
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