Weekly planning news

Updated NPPF before Christmas?

Planning minister Matthew Pennycook has hinted that the revised National Planning Policy Framework (NPPF) will be published before Parliament rises on 18 December. This follows housing secretary Steve Reed’s earlier commitment that the update would be released before Christmas.

A key point of debate around forthcoming updates is the government’s decision to introduce national development management policies (NDMPs) on a non-statutory basis. Pennycook explained that making NDMPs statutory would have caused “disruption and delay” to both local plan-making and decision-making. Based on legal advice, ministers concluded they could achieve the same outcomes more quickly through a non-statutory approach linked to a revised NPPF.

Pennycook expressed confidence in the decision, despite acknowledging that some in the sector preferred statutory NDMPs. He said forthcoming consultations on the updated policies would help address concerns.

Catriona Riddell (Planning Officers Society) confirmed that the revised NPPF is already drafted and in the final “clearing process”, and is “very likely” to be published before the 18 December recess. The update will set out details on:

• the new local plan-making system,
• spatial development strategies, and
• national policies for decision-making.

Historically, governments have often released NPPF updates very close to Christmas, with this year set to follow suit.

Are heritage assets protected under ‘grey belt’?

Potential inconsistencies in the government’s grey belt approach were highlighted at a recent planning law conference in London at the start of December, as reported by Planning¹.

According to the paper, leading planning silk Lord Charles Banner KC suggested that two recent decisions on major green belt developments appear to conflict in how heritage impacts should influence whether a site qualifies as grey belt.

Banner explained that the refusal of a 100-home scheme in South Staffordshire and the approval of the Marlow film studios in Buckinghamshire were at odds because:

• In South Staffordshire, the planning inspector ruled that although the scheme’s heritage harm was not a reason for refusal, its impact on the setting of a listed church was sufficient to restrict development under the NPPF’s footnote 7. As a result, the land could not be considered grey belt.
• By contrast, in the Marlow decision, the secretary of state accepted that the project would harm the setting of a National Landscape, a conservation area, and various heritage assets - yet concluded that these impacts did not amount to a strong reason for refusing or restricting development. The site was therefore not excluded from grey belt status on heritage grounds.

Banner argued that these contrasting interpretations create a “difficult to reconcile” tension within the policy, particularly around how heritage considerations should be applied when determining grey belt land. He noted that a forthcoming High Court case may offer clarification.

Interested in learning more about the grey belt? TerraQuest’s Daniel Williams hosted an insightful panel at the recent National Planning Conference exploring the ambiguities, and opportunities, presented by the fledgeling land categorisation. Read the full re-cap here.²

Councillors vote against new town

One of the recommended new towns’ locations, Adlington, has been formally rejected by Cheshire council.

This comes following minister’s announcement earlier this year that local opposition will not prevent the development of new towns.³

According to the BBC⁴, ‘a number of protesters’ attended the full council meeting at Tatton Park, where residents, campaigners and parish representatives voiced concerns about the scale and impact of the proposal - which could see up to 20,000 homes built.

Local campaigner Aysha Hawcutt described the vote as a “firm and unanimous public decision”, highlighting widespread opposition from community groups, wildlife organisations and local councils.

Despite the council’s objection, the Adlington scheme remains under consideration as one of 12 potential new town sites. Assessments are ongoing, with final decisions expected next year.

1. https://www.planningresource.co.uk/article/1942513/difficult-reconcile-consideration-heritage-impacts-two-recent-grey-belt-decisions-planning-kc-claims
2. https://www.terraquest.co.uk/news-and-insights/grey-belt-is-unlocking-new-housing-approvals---but-what-else-needs-addressing-to-make-sites-viable
3. https://blog.planningportal.co.uk/2025/07/23/planning-news-24-july-2025/#story-two
4. https://www.bbc.co.uk/news/articles/cgkez3vmz2vo