Weekly planning news

Government announces ‘overhaul’ of National Planning Policy

The Government has published proposed amendments to the National Planning Policy Framework (NPPF), opening a consultation on a package of reforms designed to 'speed up' housebuilding. The latest proposals are wide-reaching. They formalise a number of planning shifts that have been trailed in recent weeks – particularly the move towards a default presumption in favour of development in well-connected and previously developed locations.

At the heart of the reforms is the Government’s ambition to deliver 1.5 million new homes during this Parliament. In its official press release¹, ministers say the draft updates will help remove uncertainty and delay from the planning system, making it easier for high-quality developments to come forward more quickly.

A default 'yes' in key locations

• One of the most significant changes is the introduction of a clearer “default yes” for suitable housing development in specific locations. This includes:
• New homes around rail stations, supported by minimum housing density requirements to ensure land near public transport is used efficiently.
• Building upwards in towns and cities, with fast-tracked planning for schemes that meet high design standards and deliver well-designed homes.
• Greater support for higher-density housing on smaller or under-used sites, particularly modern flats and apartments, where this is appropriate.

Together, these measures are intended to focus development in sustainable locations, reduce pressure on greenfield land, and make better use of existing infrastructure.

Support for SME builders

The proposed changes also place a strong emphasis on supporting small and medium-sized (SME) developers, whom the Government sees as critical to boosting housing delivery.

A notable update is the introduction of a new ‘medium site’ category, covering developments of 10 to 49 homes. This would sit between existing rules for small sites and larger developments, allowing requirements to be applied more proportionately.

Under the proposals, medium sites could benefit from:

• A possible exemption from the Building Safety Levy
• Potential flexibility around Biodiversity Net Gain (BNG) requirements
• The aim is to reduce costs and complexity for SME builders, helping them bring forward schemes that might otherwise stall.

Supporting diverse communities and local economies

Beyond headline housing numbers, the consultation proposals also focus on the type of homes being delivered and their wider impact on communities. The draft changes encourage:

• A more diverse mix of housing, including rural affordable homes and accessible housing for older people and those with disabilities.
• Preferential treatment for developments that strengthen local economies, such as schemes that provide shops, leisure facilities, food production, or other local services.

The intention is to ensure new development not only increases housing supply, but also supports inclusive, resilient communities.

What happens next?

The proposed amendments to the NPPF are now subject to consultation, giving local authorities, developers, planners and communities the opportunity to respond before the changes are finalised.

You can find out more, including how to respond to the government’s consultation, on their website².

Permission granted for UK's first Universal Studios theme park

Planning consent has been granted for the UK’s first Universal Studios theme park, paving the way for a major new visitor attraction in Bedfordshire.

The approval was issued by the Secretary of State for Housing, Communities and Local Government through a Special Development Order (SDO), allowing the government to authorise the project directly rather than through the usual local planning process. The development will be built at Kempston Hardwick, near Bedford, on the site of a former brickworks. Subject to construction timelines, the park could open as early as 2031.

According to the BBC³, Planning documents indicate that the tallest attractions could reach up to 115 metres, making them the highest rides in Europe, while most buildings would range between 20 and 30 metres. Visitor numbers could peak at around 55,000 people per day.

Although specific attractions have not yet been confirmed, reports suggest⁴ rides themed around major franchises such as James Bond, Paddington and The Lord of the Rings may be included. The proposals also feature extensive infrastructure, including parking for more than 7,000 vehicles, coach and cycle facilities, and a large central entrance plaza.

Inspectors call for higher housing target in Bristol

Planning inspectors examining Bristol City Council’s draft Local Plan have concluded that the authority’s proposed housing target is not justified and should be increased by more than 5,000 homes to meet identified need, as recently reported by Planning Resource⁵.

Bristol City Council submitted its Local Plan for examination in April 2024, with hearings taking place earlier this year. In post-hearing advice issued on 20 November, inspectors said the plan was not “positively prepared or justified” because it departed significantly from the government’s standard method for assessing housing need.

The submitted plan proposed delivering at least 34,650 new homes by 2040. However, inspectors noted that the standard method indicated a substantially higher requirement and directed the council to adopt a housing target of 39,915 dwellings – an increase of 5,265 homes on the submitted figure. They said further evidence had not demonstrated that a lower target could be justified and stressed the need to maximise housing delivery, particularly given the lack of agreement with neighbouring authorities to meet unmet need.

Inspectors also raised concerns about other policies in the plan. A proposed requirement for all developments to deliver 35 per cent affordable housing was found to be unsupported by viability evidence, with inspectors suggesting a more flexible, encouragement-based approach instead. They further recommended removing the plan’s proposed “social value strategy”.

1. https://www.gov.uk/government/news/housing-sec-pledges-to-go-further-than-ever-before-to-hit-15-million-homes
2. https://www.gov.uk/government/consultations/national-planning-policy-framework-proposed-reforms-and-other-changes-to-the-planning-system
3. https://www.bbc.co.uk/news/articles/c93nw22343ro
4. https://www.bbc.co.uk/news/articles/c93nw22343ro
5. https://www.planningresource.co.uk/article/1943007/inspectors-find-city-councils-local-plan-housing-target-not-justified-increased-almost-5300-homes