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October 21, 2024 | 4 min read

Where Are We Now with the National Planning Policy Framework (NPPF)?

Learn how the updates to the NPPF could impact UK property investment, including benefits for investors and housebuilders like Acorn Property Group.

By Duncan Powell BSc (Hons) MRTPI
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The Draft National Planning Policy Framework (NPPF) has been a hot topic in recent months, with the consultation period ending recently. The proposed changes have sparked widespread conversation and interest across the home building sector, prompting responses from various stakeholders—local planning authorities (LPAs), consultants, developers, the Home Builders Federation (HBF), environmental groups, funders, and even the general public.

In my 25 years in the sector, I’ve never seen such an intense focus on planning policy, particularly in the mainstream media. Both broadsheets and tabloids have covered the debate extensively, and the conversation has extended to most corners of the internet. The level of engagement is unprecedented, which is crucial given the role planning plays in shaping where people live, work, and relax.

What Have We Learned from the Consultation?

The consultation, which concluded recently with little fanfare, is expected to generate tens of thousands of responses. The volume of feedback is encouraging, as planning policies have a significant impact on the fabric of society. However, not all input will be in favour of the proposed changes.

Housing numbers and the revised Standard Method for calculating housing need have been a sticking point, particularly in high-value areas where development has been stalled. That said, many respondents, including influential voices online, have acknowledged the pressing need to resolve the housing crisis. There is increasing recognition that a grown-up conversation around issues like Green Belt release is long overdue.

Will the Proposed NPPF Be Watered Down?

In short, it seems unlikely. While some may hope for a softer stance, it’s far more probable that the framework will be tightened and clarified in its final version. The current Government has made it clear that planning reform is a top priority. This was evident from the Chancellor’s first major speech, where planning reform was given centre stage, and it has been reinforced by a Written Ministerial Statement.

The Government is keen to push forward with its most controversial policies early in its term, giving them time to take root before the next General Election. This is a well-known political strategy, and it seems to be in play here.

When Can We Expect the New NPPF?

There’s no set date, but given the high volume of consultation responses, we’re likely looking at ​New Year 2025 for the release of the final version. The Government would do well to take note of the valuable feedback it receives if it wants the NPPF to truly drive planning reform and housing delivery.

What Does This Mean for Acorn Property Group?

For us at Acorn Property Group, the changes on the horizon are largely positive. The proposed reforms promise to create greater certainty for our projects and our investors. They also suggest a reduction in the long timescales often associated with planning applications.

The Government’s pro-development stance is clear, and this will filter down to local councils and elected members, decreasing the weight given to unreasonable objections. The Prime Minister's keynote speech at the Labour Party Conference reaffirmed the commitment to "getting Britain building," which aligns with the Chancellor’s vow to continue "ripping out the blockages" in the planning system.

A Golden Age of Construction?

The future looks bright for the UK’s construction sector. We could be on the cusp of a 'golden age' of building, and Acorn Property Group is well-positioned to play a key role. As we move forward, we’ll continue to keep our investors informed and ready to take advantage of the opportunities that arise.

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