England NPPF revisions reshape green belt and development viability

The revised National Planning Policy Framework (NPPF) introduces significant changes to land use and development viability in England. One major shift establishes a default ‘yes’ for residential applications within walking distance of transport hubs, such as train and tram stations. Analysts from Lichfields suggest this could unlock between 535,000 and 570,000 homes, with some estimates from the Centre for Cities suggesting the figure could reach 600,000. This policy specifically impacts green belt land, with significant potential for development in the South East and West Midlands.

Additionally, the new rules fundamentally alter how development viability is assessed. Under the revised framework, if a scheme complies with up-to-date plan policy on contributions, it ‘should be assumed to be viable.’ The burden of proof has shifted to developers; those seeking to pay less than policy figures must now demonstrate specific trigger conditions, such as unforeseen costs, different site characteristics, or economic shocks. Notably, the price paid for land or buildings can no longer be used as a justification for failing to meet policy obligations. The government aims to settle viability requirements during the local plan-making stage to prevent constant renegotiation during individual applications.