England housing and planning policy developments

The English government has initiated a large-scale housebuilding programme by identifying locations for seven proposed new towns. Experts have noted that successful implementation will require robust strategic frameworks, effective land assembly, and a ‘master developer model’ to manage long-term infrastructure risks that traditional housebuilders may be unable to absorb.

Following these developments, revisions to the National Planning Policy Framework (NPPF) have introduced new rules regarding land use and development viability. The revised framework establishes a default approval for residential applications near transport hubs, a move estimated could unlock between 535,000 and 600,000 homes, particularly impacting green belt land in the South East and West Midlands.

Furthermore, the NPPF revisions shift the burden of proof regarding development viability. If a scheme complies with plan policy on contributions, it ‘should be assumed to be viable.’ Developers seeking to pay less than policy figures must now demonstrate specific trigger conditions, such as economic shocks or unforeseen costs, and can no longer use the price paid for land as a justification for failing to meet policy obligations.