The National Planning Policy Framework (NPPF) (and its associated Planning Practice Guidance (PPG)) are key planning documents that set out the government’s approach to planning policy and carry significant weight as material considerations when local planning authorities (LPAs) determine planning applications. If an LPA’s local plan is out of date – which many are – and/or is inconsistent with the NPPF, then the NPPF policies carry more weight and can override local plan policies. It is, accordingly, an important document.
The NPPF was first published in March 2012 and replaced a suite of 44 different planning policy statements, guidance and ministerial letters. That first edition ran to 59 pages. On 16 December 2025, the government published the consultation draft of its new NPPF which runs to 125 pages and has been fundamentally re-written.
Much of the focus of the new draft is on delivering large scale developments, but there are some important changes that will impact our rural clients. There is support for business growth which states that substantial weight should be given to benefits for domestic food production, animal welfare and the environment which can be demonstrated through proposals for development for farm and agricultural modernisation. There is also a separate policy for rural business development with a focus on the development and diversification of agricultural and other land-based businesses and to maintain and enhance farm viability and sustainability and support domestic food production. That refers to better accommodation for livestock, on-farm reservoirs, greenhouses, polytunnels, farm shops and temporary accommodation for seasonal workers. Less helpful is the extension of the definition of designated rural areas to include ‘areas with a population of 3,000 or less and a population density of two persons or less per hectare.’ That will be relevant to some housing developments where an LPA can apply affordable housing obligations to smaller sites in designated rural areas.
The new NPPF will be out to consultation until 10 March 2026 and we will be contributing to the consultation. For those interested, the consultation draft can be viewed here and the consultation document including the 225 questions can be viewed here.
Given that it is a priority for government, the new NPPF is likely to be in place at some time during this summer.
