Westminster has opened a 12‑week consultation on a more rules‑based National Planning Policy Framework, billed as the next phase of reforms to accelerate growth and housebuilding. In a letter published today by the Ministry of Housing, Communities and Local Government, officials confirm the move applies to England.

Housing Secretary Steve Reed says the draft NPPF splits national policy into plan‑making and decision‑making and proposes that new decision rules would override conflicting local plan policies from day one. The letter also keeps national policy non‑statutory, and reiterates the ambition to build 1.5 million homes this Parliament.

Location is central to the changes. Ministers trail a broader ‘default yes’ to suitably located development, with urban land acceptable by default and in‑principle support around rail stations, including well‑connected stations beyond settlements and some Green Belt locations. Minimum densities of 40 dph near all stations and 50 dph at well‑connected stations are proposed.

For smaller builders, government floats a new ‘medium development’ category tied to lighter‑touch rules, alongside clearer support for mixed‑tenure schemes, infill and upward extensions. Views are sought on allowing cash contributions in lieu of some onsite affordable housing on such schemes.

Beyond planning rules, MHCLG will invite councils to co‑produce pattern books of standardised, high‑quality house types to speed delivery using modern methods and AI tools. An extra £5m will expand the Small Sites Aggregator in Bristol, Sheffield and Lewisham, aiming to package up to 60 small brownfield plots for social rent and give SME builders a clearer pipeline. Defra will exempt schemes up to 0.2 hectares from biodiversity net gain and consult on a targeted brownfield exemption up to 2.5 hectares.

On viability, the letter asks councils to take a pragmatic approach to requests to renegotiate Section 106 agreements through section 106A, but cautions that attempts to reduce affordable housing via section 73 should face strict scrutiny. A new section 73B route, legislated in 2023, will be implemented with guidance to follow.

The forthcoming Planning and Infrastructure Bill 2025 underpins wider changes: modernising planning committees through a national scheme of delegation from 2026; allowing councils to set fees subject to a national default; updating development corporation powers; and preparing for Spatial Development Strategies while still pushing for up‑to‑date local plans. Ministers are also seeking views on removing the town‑centre sequential test.

Land assembly and infrastructure get timelines. Reforms to compulsory purchase aim to speed decisions and lower administrative costs within two months of Royal Assent. For Nationally Significant Infrastructure Projects, a revamped pre‑application process is due by late spring with an emphasis on early, high‑quality engagement from applicants.

For investors, lenders and finance directors, the shift to clear rules near stations could concentrate value along commuter corridors, lift baseline densities and improve the numbers on mid‑rise products such as build‑to‑rent and later‑living. The small‑site focus and net‑gain relief may shorten pre‑construction stages for micro‑developers, but details on any cash‑in‑lieu approach for affordable housing will be closely watched locally.

The consultation runs for 12 weeks, closing on 10 March, with officials promising active engagement with stakeholders. Areas to watch include definitions of ‘well‑connected’ stations, the reach of any day‑one override, the scope of the ‘medium development’ category and how biodiversity reliefs are targeted.