The UK Government made a big commitment to accelerate housing delivery through the Revised National Planning Policy Framework (December 2024). This is being reaffirmed in the upcoming Planning and Infrastructure Bill, likely to receive Royal Ascent by the end of the year. These changes aim to make the system more responsive, consistent, and transparent, with significant implications for landowners and land promoters.
Key Reforms to Watch in 2025
1. National Development Management Policies (NDMPs)
NDMPs will soon take greater precedence in decision-making, setting out a consistent framework of planning rules that apply nationally. This means less local variation and greater clarity on how applications are assessed — potentially speeding up decisions for suitable sites. However, with talk NDMPs will be non-statutory (thus material considerations rather than policy) their impact may be less influential than first hoped.
2. National Scheme of Delegation & Training for Planning Committees
The Government will introduce a new national scheme of delegation to afford local authority planning departments greater powers to determine planning applications without the need to go to planning committees. Training for planning committees will also become mandatory with both measures aimed at providing streamlined and more consistent decision-making.
3. A Shift Back to Regional Spatial Development Strategies
The Bill introduces a new mechanism for cross-boundary strategic planning through Spatial Development Strategies (SDSs), marking a shift back toward more regional and coordinated plan-making. This means land allocation will increasingly be guided by broader strategic frameworks rather than individual local councils. Landowners with sites in sustainable locations, particularly those well connected to transport and infrastructure, can expect greater opportunities to promote their land.
4. Housing Supply & The Standard Method
The revised standard method for calculating housing need, introduced in the December 2024 NPPF, significantly increases the housing requirements for the majority of local authorities across the country. This places a greater onus on housing delivery with significant implications if the requirements are not met. Along with more severe implications of a deficient housing delivery test, these measures are intended to facilitate greater housing delivery.
5. Grey Belt
Another key planning reform is the introduction of “Grey Belt,” referring to land within the Green Belt that does not positively contribute to Green Belt functions. There remains a significant opportunity for grey belt sites where a local authority faces a significant shortfall against their housing requirements or housing delivery test. Current appeal success rates for grey belt sites suggest the shift in policy is having an impact in affected areas. Viability remains a key consideration, however where values can sustain it, this remains a significant opportunity.
6. New NPPF On The way...
The Government have confirmed a new NPPF will be consulted upon later this year with further measures to speed up housebuilding and deliver growth. This is suggested to include a default ‘yes’ to development near well-connected train stations, measures requiring authorities to inform Government when they are inclined to block applications of 150 homes or more – including those applications where committees intend to refuse contrary to officer recommendations – and streamlining the statutory consultee process.
It all sounds encouraging and we fully support the aspiration to simplify and speed up the planning system, facilitating the delivery of significant growth in sustainable locations. However, as ever, the big question is whether the Government can get out of its own way to deliver the planning system we so desperately need…
Key Messages for Landowners
The planning system will gradually become more plan-led as the requirement for local authorities to have adopted plans in place takes hold. This will make it even more important to ensure sites are in the local plan process at the earliest opportunity.
Development proposals in sustainable locations, close to railway stations and that include a key focus on infrastructure and community facilities to deliver meaningful development with tangible benefits will become increasingly important.
Local politics will continue to play its part so be prepared for a turbulent journey through the planning process!
They don’t create more land! A good site in a good location will always have good prospects, it is then down to the right promotion strategy and timing.
At Northern Trust Land, we continuously monitor planning reform and align our promotion strategies accordingly. As a family-owned, privately-run company we are nimble and can adapt very swiftly to changing circumstances at local and national level. Every site matters, and our expertise ensures that each site benefits from a bespoke planning strategy to realise its full potential.
If you’re a landowner considering the potential of your land, now is the time to start the conversation.
