What does the revised National Planning Policy Framework mean for planning applications?
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What is the National Planning Policy Framework (NPPF)?
The National Planning Policy Framework (NPPF), published on 17th August 2026, represents a significant shift in planning policy and introduces a comprehensive reframing of the principles and considerations that underpin planning decision-making. While much of the initial commentary has focused on measures relating to development around railway stations and responses to drought conditions, the implications of the revised NPPF are far wider. Importantly, its policies became a material consideration from the date of publication and must therefore be taken into account in the determination of planning applications immediately.
Over time, the revised NPPF seeks to promote a more transparent, streamlined and efficient planning system. However, in the immediate term, there is likely to be a period of adjustment as local planning authorities, applicants and consultees assess the impact of the new policies on both existing and forthcoming applications. As a result, delays and increased scrutiny can be expected for applications currently progressing through the planning process.
In this article, our Knights Planning experts consider some of the key questions arising from the changes and provide an overview of their potential impact on applicants and development projects.
How does the revised NPPF affect planning applications that have not yet been submitted?
In this circumstance, you will need to revisit pre-application advice received (from consultants or the local planning authority (LPA)) to see if the new policies affect the strategy for your site. For example, you may now have greater policy support as a result of the new approach in favour of sustainable development. But if you affect a local wildlife site you will have a new policy hurdle to overcome. Supporting planning statements need to refer to the new NPPF policies.
You may even feel the benefit of the push for efficient, streamlined planning decisions.
What should applicants do if they are waiting for a planning decision?
In the case that you are still waiting on the LPA to make a decision on your application, consider preparing and submitting an addendum to the planning supporting statement for your application as soon as possible to avoid delays in determination. Where possible, liaise with the case officer to ascertain their likely determination times. You may need to ask the technical consultants, for exampled landscape architect or heritage advisor, to confirm their conclusions on policy compliance remain the same.
Can a local planning authority change a resolution to grant permission?
A material change or new material consideration after committee before a decision is issued requires a referral back to committee. But even if there is a new NPPF, this doesn’t mean there is a new material consideration or material change. Some policies are reframed or slightly amended only. Expect LPAs to want to ‘pause’ to consider this. Review your position and be prepared to put your view forward. See: R(oao Kides) v South Cambridgeshire DC. N.B. The model planning obligation referred to in the NPPF is not yet available.
How does the revised NPPF affect planning appeals?
Action dependent on what stage appeal is at. Further representations needed by all parties regarding impact and updates to proofs/statements/submissions needed. If after final submission stage expect the Planning Inspectorate to ask all parties on their views of relevance of the new NPPF to their case. We have seen short timescales for response of five working days so prepare for this now!
Does the revised NPPF affect existing planning permissions?
The NPPF will not have effect unless/until a further variation or reserved matters application. The principle of the decision is unaffected for now but the new NPPF will be taken into account determining the further applications. See CG Fry v SSHCLG.
For example, in discharge a reserved matters condition relating to design and layout on a residential development you will need to have considered the new policy DP3(2)(f) requiring consideration of safety for women and girls.
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