The delivery of new homes remains at the top of the government’s agenda, and the latest proposed changes to the National Planning Policy Framework (NPPF) aim to accelerate housebuilding even further.  

A default “yes” to house building close to train stations 

The policy changes will mean approval to all house building near well connected train stations, even those included within the Green Belt. This will ensure high quality, affordable homes are built around key towns and cities, where infrastructure already exists, often a key concern for communities and stakeholders when it comes to new housing. 

This is an important shift; it encourages sustainable growth, and potentially higher density closer to stations, which is where many would prefer to live. It reflects an ambition to reduce car dependency, improve access to public transport, and revitalise town centres by bringing more residents closer to the places they work, shop, and socialise. 

Although we often hear concern about infrastructure as a main concern during planning consultation, allowing a default “yes” on Green Belt land will definitely cause political tension, especially in the more rural areas.  

Ministers’ intervention on major sites 

Further to this, Ministers will also be allowed to call in and decide on major housing sites, those of 150 homes or more, which councils are likely to refuse, especially if a planning committee is inclined to go against the advice of planning officers. This is important change as often we see planning committees voting with their heart and not policy itself, although it may prove controversial as many see power being removed from local decision-makers.  

The government is also streamlining the way it handles planning applications that are “called in” by ministers. Currently, these applications often require a full public inquiry, which can be lengthy and resource intensive. Under the new approach, inquiries won’t automatically be required. Instead, where it makes sense, decisions can be made based on written evidence alone, helping to speed up the process without compromising scrutiny. 

In addition, the package aims to significantly reduce the number of applications that need to be reviewed by certain statutory consultees, in some cases by as much as 40%. This means fewer unnecessary referrals, freeing up time and saving energy and money for everyone involved. Having fewer layers of approval and reduced consultation could cut months or even years off the planning process. 

If the changes go ahead some statutory consultees will be axed to help prevent hold up for schemes, this includes Sport England, the Gardens Trust and the Theatres Trust. 

Conclusion 

These reforms of course come as a necessary aid if the government wishes to achieve its target of building 1.5 million homes by the end of the current parliament.  

The proposed changes are now entering consultation. By early next year, the sector will know whether these reforms will become policy, and whether they are enough to unlock the homes England urgently needs.