Government Consultation on the National Planning Policy Framework (NPPF): The CLA responds

The CLA has responded to the Ministry for Housing and Local Government’s (MHCLG) recent consultation on proposed reforms to the National Planning Policy Framework (NPPF) and the planning system. The consultation, which closed on the 10th March 2026, sought views on a complete re-write of the NPPF and covered a wide range of policy areas including housing, energy, climate change, nature and heritage.

In a win for the CLA, the revised NPPF specifically refers to the types of development that CLA members undertake such as rural affordable housing, agricultural development and farm diversification.

Over the last 12 weeks, we have been gathering views from members across national and branch committees to shape a comprehensive and representative response. We have also met with the CLA’s Rural Planners Forum and stakeholders including the RTPI, CBI, and Rural Housing Network. This reflects our ongoing work to ensure the planning system better supports the needs of rural communities, landowners and rural businesses.

Many of the proposals within the consultation align with longstanding CLA asks such as simpler information requirements for planning applications, improved support for rural businesses and revised policies for the delivery of housing in rural areas, aligning with the CLA ambition for a small number of homes in a large number of villages.

This blog provides an overview of the CLA’s consultation response, the full response can be found here.

In the past, a presumption in favour of sustainable development has been seen as a ‘golden thread’ throughout the NPPF. This principle has been retained but a ‘presumption for suitably located development’ has been introduced. New policies have been proposed which will require planning decisions to be made depending on where development is located.

A new ‘national decision making’ policy (NDMP) sets out the types of development that will be deemed as acceptable outside settlements, specifically supporting development for agriculture, horticulture and forestry and rural businesses (including tourism). The CLA are broadly supportive of the proposed new policy for development outside settlements but have lobbied for greater flexibility, and clarity on how MHCLG defines a ‘settlement’ and a ‘built up area’.

Increasing the supply of affordable housing continues to remain high on the government’s agenda. The revised NPPF is looking to strengthen planning policies for Rural Exception Sites (RES). The consultation proposes the removal of First Homes Exception Sites which the CLA support due to evidence that these sites can reduce the supply of affordable housing in rural areas due to the higher sale price of properties on these types of sites.

In addition, the consultation proposes the setting of benchmark land values to help the delivery of RES’. This is something that already happens in practice. Working with the rural housing sector, the CLA has agreed a combined response to reflect higher than agricultural values.

The consultation also proposes an amended definition of Designated Rural Areas; this change will extend the coverage of these areas to 91% of all parishes with a population of 3,000 or fewer, widening the scope for affordable housing provision.

The government proposes to introduce the new medium size site for planning of 10-49 homes and up to 2.5 hectares.

To support this, the consultation proposes amending information requirements for planning applications of this size and sought views on introducing the discretion for applicants to discharge social and affordable housing requirements via cash contributions.

The CLA have responded to the consultation in support of the proposed medium sized site as this will not only support SME builders but also CLA members with development ambitions.

Following discussions with members, the CLA have supported the proposed discretion for applicants to discharge social and affordable housing requirements via cash in lieu payments, providing this money is collected and spent using a prescribed hierarchy. Working with others in the rural housing sector, the CLA have suggested a hierarchy that seeks to ensure that any cash sums collected from development in a rural area are spent in that area to benefit the rural community.

The introduction of a new medium sized site for planning will require further policy and legislative changes which we expect in due course

A new policy focussing solely on rural business development has been proposed within the NPPF and strengthens support for planning proposals for agricultural development and diversification. The consultation also seeks to increase the consideration of proposals for farm and agricultural modernisation where benefits for food production, animal welfare and the environment are demonstrated.

These new policies support development for livestock accommodation, on-farm reservoirs, greenhouses, polytunnels, farm shops and accommodation for seasonal workers. The CLA have recommended further improvements for this policy including the expansion of temporary accommodation for seasonal workers of other land-based businesses and support for the development of new rural businesses in addition to those that already exist.

The CLA continues to lobby for improved training of Planning Officers on rural issues and agricultural matters. The reference of specific types of rural development within national planning policy emphasises this need and this has been made clear throughout the CLA’s response to the consultation.

Unfortunately, the proposals relating to heritage could prove as harmful. These may be accidental consequences of changes proposed elsewhere in the NPPF and the CLA has been working with the relevant heritage bodies to lobby for the appropriate amendments. This includes writing to Ministers and regular meetings with MHCLG.

The draft NPPF introduces a default ‘yes’ for development around railway stations, including those within the Green Belt. The policy is applicable to stations located within settlements or stations outside settlements that are deemed as “well connected”. The current definition of a well-connected station risks excluding stations in the rural area that are sustainable and otherwise suitable for development. A CLA blog detailing this proposal can be found here.

As steered by Policy Committee, the CLA have supported the ‘default’ yes for development around railway stations, requesting an amendment to the definition of a ‘well-connected’ station to increase the top 60 Travel to Work Areas (TTWAs) to the top 80 and remove reference to the frequency of trains (4 per hour). The CLA have also pointed out that the focus for development in rural areas should not solely be on sites adjacent to railway stations; there are sustainable sites elsewhere that must still be considered.

In December 2024, the government introduced the Grey Belt into the planning system. The Grey Belt comprises land within the Green Belt that is of a ‘lower quality’ because it does not serve the purpose of the Green Belt, such as previously developed land. The updated version of the NPPF proposes a change to the Grey Belt definition to remove references to Footnote 7 areas[1].

The CLA’s assessment of this change is that it will not enable members bring forward Grey Belt sites within Protected Landscapes. Therefore, the CLA have suggested amendments to the policy for Protected Landscapes (Policy N4) rather than amendments to Grey Belt policy.

Following feedback from Policy and Branch Committees, the CLA have lobbied for the following amendments to the national planning policy for Protected Landscapes:

- Allowing the development of Grey Belt sites within National Parks and Landscapes;

- Further support for farm diversification; and

- Give substantial weight to development proposals which, if they were situated outside the designation, would benefit from permitted development rights.

[1] Footnote 7 Areas: habitat sites, SSSIs, Green Belt, Protected Landscapes, Local Green Spaces, irreplaceable habitats, designated heritage assets and areas at risk of flooding or coastal change

Sensibly, the consultation proposes that the planning system works more closely with nature, focusing on green infrastructure and nature-based strategies. Policies on the conservation and enhancement of the natural environment have been revised and now reflect the introduction of Local Nature Recovery Strategies (LNRS’) and Environmental Delivery Plans (EDPs).

In the past, policies for the Green Belt have required Local Authorities to enhance these areas and retain and enhance landscapes, visual amenity and biodiversity. A new policy expands on this and requires Local Authorities to set out how Green Belts can contribute to the priorities for nature recovery as set out within relevant LNRS’. The CLA has reiterated the position that the Green Belt is a planning tool for the prevention of urban sprawl whereas LNRS’ seek to identify areas for habitat improvement in broader locations. The CLA will continue to emphasise this point with MHCLG.

With the CLA’s response now submitted and the consultation over, we will continue to engage with MHCLG and monitor the progress of the new NPPF, which is expected to be published in Summer.

A CLA webinar taking place on 24th March 2026 will provide members with a practical insight and understanding of how the proposed changes to the NPPF and planning system may affect them. This can be booked here.