Builders, not Blockers - the new December 2024 NPPF- TownPlanning.info

Labour government presses forward with planning reforms, including higher housing targets and “grey belt” in a new December 2024 NPPF

In July, we published an article on the Labour government’s proposals to reform England’s planning system.

Today (12th December 2024), the government has announced the revised National Planning Policy Framework (NPPF), which reintroduces mandatory housing targets, requires Green Belt reviews, increases the number of years of housing land supply authorities must demonstrate, and gives councils a 12-week period from today to ensure their local plans are up to date with the new guidance.

The revised NPPF sets out how the government intends to achieve its target of delivering 370,000 homes a year, totalling 1.5 million new homes during this Parliament.

Read: The December 2024 NPPF

Key Changes – December 2024 NPPF

Mandatory Housing Targets

Local authorities will be required to meet mandatory annual housing targets rather than treat them as advisory, as was the case under the previous NPPF.

Many areas—rural and urban alike—are expected to see a steep increase in the number of homes they must deliver as a result.

The aim of building 1.5 million new homes this Parliament was a central election pledge of the Labour administration, which won a large majority in the July 2024 election and secured a clear mandate for reform.

While the reforms have been welcomed by many who highlight the crippling housing and affordability crisis in the UK, critics argue that the new targets are overly ambitious and potentially undeliverable.

Local authorities, countryside protection campaigners and environmental groups were among the most vocal objectors during the consultation on the draft NPPF.

Nevertheless, the government remains resolute. Deputy Prime Minister Angela Rayner stated:

“From day one I have been open and honest about the scale of the housing crisis we have inherited. This mission-led government will not shy away from taking the bold and decisive action needed to fix it for good.”

Regarding the revised NPPF, Rayner added:

“Today’s landmark overhaul will sweep away last year’s damaging changes and shake up a broken planning system which caves in to the blockers and obstructs the builders. I will not hesitate to do what it takes to build 1.5 million new homes over five years and deliver the biggest boost in social and affordable housebuilding in a generation.”

Brownfield, Green Belt, and ‘Grey Belt’

Local authorities are urged to concentrate on previously developed (brownfield) sites first. However, where targets cannot be met solely on brownfield land, authorities will need to consider opportunities in what the NPPF now defines as ‘Grey Belt’ before turning to the Green Belt.

The ‘Grey Belt’ is defined as land that has previously been developed or that performs poorly against several Green Belt purposes.

Proposals on Grey Belt land will no longer be considered “inappropriate development” and will not require the demonstration of Very Special Circumstances to gain approval.

Instead, proposals must adhere to new ‘Golden Rules’ ensuring that any Green Belt release delivers high levels of affordable housing, associated infrastructure, and open space.

While this potentially opens the door to more Green Belt release, the NPPF still prioritises brownfield development as the default route to meeting housing targets.

Local Plans: Key to a Plan-led System

The December 2024 NPPF gives the government more power to ensure councils have up-to-date local plans in place.

Local authorities now have 12 weeks to commit to a timetable to ensure their new local plans comply with the revised NPPF. From 12 March 2025, the new requirements will be enforced.

Authorities will also be required to update older local plans. For those relying on old or recently adopted plans based on the former targets, from July 2026 onwards, a six-year housing land supply—rather than the customary five—must be demonstrated.

Ensuring local plans are current and compliant is now a central pillar of the reformed system.

Matthew Pennycook, the Minister of State responsible for housing, planning and communities, emphasised that,

“ministers will not hesitate to use their existing suite of intervention powers to ensure plans are put in place.”

To support councils in delivering new local plans and undertaking Green Belt reviews, the government has established a £14.8 million fund. Authorities seeking assistance must submit an expression of interest by 17 January.

‘Builders, not Blockers’

Prime Minister, Keir Starmer has also voiced strong support for these planning changes.

“With a generation of young people whose dreams of homeownership feel like a distant reality, and record levels of homelessness, there’s no shying away from the housing crisis we have inherited,” he said.

“We owe it to working families to take urgent action, and that is what this government is doing. Our Plan for Change will put builders, not blockers, first, overhaul the broken planning system, put roofs over people’s heads, and drive the growth that will put more money in their pockets.”

The new NPPF is just one element of the government’s strategy to increase housing delivery. Another is the forthcoming Planning Reform Working Paper, which outlines proposed changes to how planning committees operate.