The consultation on the NPPF draft and proposed changes ended last week
As one of the most important aspects for the industry, the NPPF consultation has been on many industry leaders minds, as they identify issues or hurdles with it.
Below, we have compiled several responses and details of their own responses to the consultation from industry leaders.
The Royal Institute of British Architects (RIBA)
RIBA’s response to the consultation calls for widespread reform of the regulatory system for the built environment, and to remove the fragmentation in the current one.
Chris Williamson, RIBA president, said: “If we are serious about delivering buildings that are safe, high-quality and truly serve the public good, then widespread reform is urgently needed.
“To achieve this, professional competence must sit at the heart of any new regulatory system. A competence-based framework that clearly defines responsibilities would strengthen public protection and improve accountability across the built environment.
“This is a once-in-a-generation opportunity to create a regulatory system that supports safety, quality and trust in the places where people live and work.
“The new regulatory system must raise the standard of our built environment – and that requires a competence led approach.”
The Local Government Association (LGA)
The LGA called for several things in its response, including taking action to improve cooperation with the housebuilding industry, re-think ‘punitive measures’, and not to discount the importance of tailor-made approaches for different areas and communities.
Cllr Tom Hunt, chair of the LGA’s Inclusive Growth Committee, said: “These proposals represent a huge shake up to planning policy and we recognise the Government’s pledge to deliver more homes, better integrated with infrastructure and connected to jobs and amenities. However, to succeed, local government and its views must remain at the heart of planning and delivery.
“Planning is about shaping the future, creating places and communities that work, building homes, linking with economic activity and public services, conserving and improving the natural and built environment, and ensuring the right decisions are made on issues that matter to residents. Councils must retain the ability to tailor decision-making processes and policies to reflect the specific needs and ambitions of their communities. The involvement of councillors, as the elected representatives of local people, in planning decisions is the backbone of the English planning system.
“Councils need to be given the powers to ensure sites with planning permission are built out promptly, because our residents and communities do not and cannot live in planning permissions”
The Chartered Institute of Housing (CIH)
Megan Hinch, CIH policy manager, said: “CIH welcomes the government’s commitment to reforming the planning system to deliver much-needed affordable homes. We’re particularly pleased to see support for rural housing, a minimum level of social rent homes, and stronger links between housing, infrastructure and climate change.
“Within our response we’ve highlighted areas where we believe the government could go further, including implementing accessibility and adaptability standards to ensure everyone has access to a safe, decent home that works for them. We’re also concerned about the potential loss of affordable homes through changes to developer contributions on medium sites. We urge the government to review this proposal to ensure this crucial route to delivering homes that meet local needs is not weakened.”
British Property Federation (BPF)
Melanie Leech, chief executive of the British Property Federation, said: “The revised NPPF more clearly recognises the role development can play in driving economic growth and represents a significant step forward in creating a more efficient planning system across the country.
“There is a clear and urgent need to deliver more homes across the UK but national planning policy should give equal weighting to employment uses, particularly industrial and logistics which underpins supply chains across the country, supports a wide range of employment and is vital for the delivery of the Government’s Industrial Strategy.
“Above all, we need clear national policy that is implemented in a flexible and pragmatic way, recognising that no two sites are the same and that the challenges facing large strategic sites are very different to smaller, single-phase projects. This, alongside targeted intervention to address some of the regulatory and tax issues that are impacting viability will get more spades in the ground.”
The National Housing Federation (NHF)
The NHF has outlined a detailed response, including:
- Introducing a permanent presumption in favour of suitably located development, along with preferential treatment for developments which support local economies.
- Supporting higher-density developments in sustainable locations. Making it easier for SME builders to build to a higher density.
- Supporting the development of small and medium sites, including a new medium site category (10-49 homes).
- Implementing a default “yes” to building homes around train stations.
- Improving the diverse mix of housing, including rural affordable homes and accessible homes for older and disabled people.
- Streamlining Biodiversity Net Gain requirements and encouraging new builds to have nature-friendly features (e.g., swift bricks).
Colliers
Anthony Aitken, head of planning, Colliers, said: “The draft NPPF consultation document is the most significant re-draft of government planning policies since its introduction in 2012. Even the language used is far clearer and incisive, ‘default yes’, developers and landowners will welcome this clarity.
“Overall, planners welcome a significant number of the proposed changes and are keen that these are implemented swiftly by government, Spring 2026.
“The reintroduction of strategic planning is helpful and it is hoped that this can assist with the provision of strategic infrastructure provision that is required with larger development proposals.
“Colliers’ Planning team support the government’s ambition to modernise the planning system and the clearer structure proposed in the draft.”
Joe Sarling – head of living research, Colliers, said: “The NPPF changes feel like a real shift in tone. The presumption in favour of development around train stations and on brownfield land is especially positive densification near commuter hubs could genuinely unlock more Build-to-Rent (BTR) and even re energise the Co living conversation.
“The wider overhaul brings more clarity and a more pro development stance, which should help reduce planning risk and give investors greater confidence.
“I’m also encouraged by the renewed link to devolution and the return of spatial planning. Strategic, cross boundary thinking has been missing for a while. There’s an interesting opportunity here around BTR led regeneration, using high quality rental developments to support urban renewal and boost city economies.
“Viability, though, remains a big question mark. The interplay with affordable housing and infrastructure contributions could create new hurdles if not handled carefully.
Overall, lots of potential, but the detail will matter.”
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