Issued by: Ministry of Housing, Communities and Local Government

The government has launched a major consultation on a revamped National Planning Policy Framework today.

• Thousands more homes to be built faster in every region thanks to biggest rewrite of planning rules in over a decade

• Changes include saying ‘yes’ to brownfield, ‘yes’ to building around train stations and ‘yes’ to building more blocks of flats, alongside cutting costs and delays for housebuilders and businesses of all sizes

• Accelerating government ambitions to build 1.5 million high-quality homes with the right infrastructure, creating new jobs and boosting clean energy

Hundreds of thousands of new homes will be built under the biggest housebuilding surge in a generation thanks to the most significant rewrite of planning rules in more than a decade.

Having already reversed anti-supply measures in the National Planning Policy Framework (NPPF) last year, the government is going further to make the system clearer, more predictable, and faster to build 1.5 million new homes over this Parliament.

New changes unveiled today (Tuesday 16 December) will help optimise land use through well-designed, higher-density development, simplified biodiversity rules for smaller sites – and fast-track good housing projects that meet national standards for energy efficiency.

With families and children stuck in temporary accommodation and young people locked out of homeownership, the only way to start fixing this for good is to build thousands more good-quality homes in every region.

And today’s proposals directly build on the immediate and urgent steps already taken to fix a planning system that too often has blocked rather than built. Key revisions include:

• A default ‘yes’ to suitable homes being built around rail stations, alongside minimum housing density rules.

• Providing the same ‘yes’ to new homes building upwards in towns and cities, fast-tracking development schemes that meet high standards for well-designed homes.

• Making it easier for developers – particularly SME builders – to build higher density housing, such as modern apartments and flats, on smaller sites and under-used land where appropriate.

• The new ‘medium site’ category for sites between 10 to 49 homes so SME builders face proportionate rules and costs for their site size – including considering a possible exemption from the Building Safety Levy.

• Streamlining standards on energy efficiency and Biodiversity Net Gain to give builders certainty on plans for new homes.

• Encouraging a more diverse mix of housing, such as rural affordable homes and accessible homes for older people and those with disabilities, providing certainty for developers to meet the housing need of every group across local communities.

• New builds to include nature-friendly features, such as installing swift bricks, to support wildlife – adding little to building costs whilst delivering a win-win for the nature and housebuilding.

• Preferential treatment for developments that strengthen local economies and provide new services, including shops, leisure facilities, and food production.

These measures will pave the way for a stable, rules-based system where developments that meet clear standards can move quickly from plans to construction – the most significant rewrite of national planning policy in over a decade. The new rail and densification policies are expected to unlock a potential 1.8 million homes in the coming years and decades.

To ensure these changes make an immediate difference, the government is proposing that they effectively override conflicting policies from day one, so everyone is working from the same rule book.

This is another major step forward in the government’s unrelenting focus to build 1.5 million high-quality homes, create jobs, and bolster clean, homegrown energy in every corner of the country – tackling record-high housing waiting lists and supporting the dream of homeownership for working families.

Housing Secretary Steve Reed said:

"Right now we see a planning system that still isn’t working well enough. A system saying ‘no’ more often than it says ‘yes’ and that favours obstructing instead of building.

"It has real-world consequences for those aspiring to own a home of their own and those hoping to escape so-called temporary accommodation – we owe it to the people of this country to do everything within our power to build the homes they deserve.

"We’ve already laid the groundwork to get Britain building but our planning overhaul was only the first step to fix the housing crisis we face. And today I’m going further than ever before to hit 1.5 million homes and place the key to homeownership into the hands of thousands more hardworking people and families."

Chancellor of the Exchequer, Rachel Reeves said:

"For too long our economy has been held back by a housing system that slows growth, frustrates business, and prices the next generation out of a secure home.

"These reforms back the builders not the blockers, unlock investment and make it easier to build the 1.5 million new homes across every region– rebuilding the foundations of our economy and making affordable homes a reality for working people once again."

Within weeks of entering office the government took swift action to overhaul the NPPF, which came into force last December, to restore and raise mandatory housing targets for councils. Changes today will help build more infrastructure to support new housing and bolster public services with vital improvements being made to schools, hospitals, and transport links.

In addition, the government is reaffirming its commitment to back housebuilders through a package of wide-ranging measures to ramp up housing and infrastructure delivery:

• Boosting the rollout of the Small Sites Aggregator across Bristol, Sheffield, and the London Borough of Lewisham, supporting SME builders with an extra £5 million to transform up to 60 small brownfield sites into new social housing.

• Working with local authorities to create new standard house designs to build more high-quality homes through modern methods of construction, so manufacturers can invest in modern factories and increase productivity.

• An additional £8 million for local planning authorities with the highest levels of major housing schemes waiting for a decision, including London Boroughs, to bolster capacity on the ground and quickly process applications at the final stages of approval.

• Biodiversity Net Gain plays a vital role in restoring nature while building the homes this country needs but we’ve heard clearly from developers, local authorities and ecologists that the system needs to work better for some of the smallest developments, and that there can be particular challenges on brownfield land. Government reforms to BNG will make the process simpler for SME developers while maintaining nature recovery at scale.

• Accelerating the construction of new data centres co-located near energy sites by creating a single planning route for approvals to drive growth, attract more investment, and boost AI Growth Zones for communities to have greater access to power.

• Pressing ahead with the modernisation of planning committees for elected councillors to focus on the most significant proposals, whilst smaller housing projects will be decided by expert trained planners more quickly.

These changes will build on top of the planning overhaul last year, which alone saw the OBR forecast the highest level of UK housebuilding in over 40 years and £6.8 billion added to the UK economy by the end of this decade.

These forecasts also do not account for pro-growth reforms in the Planning and Infrastructure Bill, which will become law before Christmas, in addition to the historic £39 billion investment for the new Social and Affordable Homes Programme.

Following the Budget last month, the government is also investing an extra £48 million to strengthen planning capacity and support the aim to recruit around 1,400 new planning officers this Parliament – currently remaining on track to exceed the manifesto promise of 300 planning officers by the end of next year.

Planning Director at the Home Builders Federation, Catherine Williams said:

“The draft NPPF reinforces Government’s commitment to reforming the planning system and removing barriers to homebuilding, retaining a clear focus on sustainable development while protecting the natural environment. Proposals to reduce the complexity should help to reduce delays, speeding up the time it takes to get permissioned sites to the point when homes can be built and giving some much-needed encouragement to a dwindling number of local SME home builders. This progressive approach is urgently required if the industry is going to reverse the trend of recent years that has seen a decline in the number of homes being consented.”

Rob Perrins, Chair of Berkeley Group, said:

“Our country’s housing supply is constrained by the layers of overlapping policies and regulations which make it impossibly slow, complex and expensive to build homes. We commend these positive reforms which, once adopted, will help to rationalise this dysfunctional system and create a more consistent and certain process that actually delivers the high-quality private and affordable homes people need at real scale and pace.”

Nigel Hugill, Chief Executive of Urban&Civic, said:

“All experience is that establishing clear presumptions has a material impact on both the direction and the operation of our planning system. We welcome these proposals as addressing the treacle in the existing system which unnecessarily slows down decision making and delivering for our communities.”

Further information

The government has launched a major consultation on a revamped National Planning Policy Framework today and this can be read in full here [https://tinyurl.com/54xr5fk2].

This builds on the initial changes made to the Framework last December which restored mandatory housing targets, strengthened the brownfield-first approach, and put in place rules to allow the release of low quality ‘grey belt’ land for new homes and infrastructure: Planning overhaul to reach 1.5 million new homes - GOV.UK [https://tinyurl.com/3dfs79xw]

The government announced last month that housebuilding near well-connected train stations will receive a default ‘yes’ in future if they meet certain rules: Housebuilding around train stations will be given default “yes” - GOV.UK [https://tinyurl.com/4mejzwps]

The government also previously announced a support package for SME housebuilders with new reforms across land, regulation and finance earlier this year: Government backs SME builders to get Britain building - GOV.UK [https://tinyurl.com/2x4dsatp]

At the Budget the government committed an additional £48 million to strengthen planning capacity across local authorities and government planning teams. Of this £28.8 million is dedicated to the Planning Capacity & Capability Programme, enabling the recruitment of 350 additional planners beyond current targets through the programme’s existing schemes. Around £20 million will support work across government to help recruit additional planners and improve the performance of environmental regulators.

As part of the Biodiversity Net Gain (BNG) reforms, the government will introduce an area-based exemption for smaller sites (up to 0.2 hectares), alongside consulting rapidly on an additional targeted exemption for residential brownfield development (testing ranges up to 2.5 hectares). The government will also introduce measures to make it easier, quicker, and cheaper to deliver BNG offsite which will benefit medium-sized development. A full consultation response and implementation timeline is expected to be published in the new year, alongside a consultation response on implementing BNG for nationally significant infrastructure projects (NSIPs) which will go live in May 2026.

The government remains committed to remediating buildings as quickly as possible. Remediation funding is already being provided ahead of launch of the Building Safety Levy. Levy receipts will cover the remaining remediation costs once a taxpayer contributions, industry pledges and developers’ contractual obligations have been taken into account.

The government is also confirming its commitment to publish its response to the May consultation and to consult further on draft regulations for a National Scheme of Delegation in early 2026. These reforms will modernise planning committees, ensuring they focus on the most significant applications while speeding up the delivery of high-quality homes and promoting development that aligns with the local plan.

The government will launch an expression of interest this week for ambitious local authorities to work with government and key sector partners to create pattern books of standardised, high-quality designs, which will give manufacturers the confidence to invest and help boost productivity across the housebuilding sector.

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