Amendment to the National Planning Policy Framework

The National Planning Policy Framework (NPPF) is a critical document for anyone involved in development in England. This post details a recent change to the NPPF and explains what it means for development in the grey belt.

What is the National Planning Policy Framework?

The NPPF sets out the government’s planning policies for England, as well as how these should be applied.

Concretely, it provides a framework for sustainable development. In this way, it sets the standards for locally-prepared plans to follow to ensure housing and other development is carried out in a sustainable manner.

Grey belt land

Following a consultation on reforms to the NPPF and other changes to the planning system in December 2024, the government has issued an updated version of the crucial document.

Notably, it has refined paragraph 155, which sets out the circumstances in which building on grey belt land does not constitute inappropriate development in the Green Belt. This is a major focus for the government as it seeks to find new ways to unlock development opportunities.

The NPPF defines the grey belt as ‘land in the Green Belt comprising previously developed land and/or any other land that, in either case, does not strongly contribute to checking the unrestricted sprawl of large built-up areas, preventing neighbouring towns merging into one another, or preserving the setting and special character of historic towns’.

Paragraph 155

Specifically, the updated wording adds an extra qualifier that all four stated conditions must be met for development in the Green Belt to be appropriate.

The updated paragraph 155 now reads:

“The development of homes, commercial and other development in the Green Belt should also not be regarded as inappropriate where all the following apply:

a. The development would utilise grey belt land and would not fundamentally undermine the purposes (taken together) of the remaining Green Belt across the area of the plan;

b. There is a demonstrable unmet need for the type of development proposed;

c. The development would be in a sustainable location, with particular reference to paragraphs 110 and 115 of this Framework; and

d. Where applicable the development proposed meets the ‘Golden Rules’ requirements set out in paragraphs 156-157 below.”

The Ministry of Housing, Communities and Local Government (MHCLG) has stated that the above amendment to paragraph 155 is not intended to constitute a change to the policy set out in the NPPF. Rather, it serves to clarify the existing wording.

More changes to come

The NPPF has been under review in recent months as the government continues its mission of streamlining the planning process. Analysts expect more tweaks to the document in the months and years ahead.

At Attwaters, our specialist planning solicitors are always on top of every development in planning policy – big or small.

To arrange an appointment with our one of our team, call Salvatore Amico on 0203 871 0039 or email salvatore.amico@attwaters.co.uk