The National Planning Policy Framework (NPPF) sets out the government's planning policies for England. Councils must take it into account in every planning decision. A new version was published on 17 August 2026, replacing the December 2024 version, and its decision-making policies applied straight away.
What has changed
A clearer, more rules-based approach
The new Framework separates policies for making local plans from policies for deciding applications, and is written to be clearer and more direct. Where an older local plan policy conflicts with the new decision-making policies, it may now carry very little weight.
Strong support for development within settlements
The old "tilted balance" has been replaced. In short:
- Within towns and villages, development should be approved unless the harm would substantially outweigh the benefits.
- Outside settlements, development is supported only in particular circumstances, such as reusing existing buildings, or where the council can't show enough housing land.
That makes where your site sits more important than ever, particularly for a new home on a garden plot or the edge of a village.
Small and medium sites
Councils are expected to plan for more homes on small sites (one hectare or less), and there's a new "medium development" category for schemes of 10 to 49 homes. The aim is to help smaller builders.
Reusing buildings in the countryside
The Framework supports the reuse of existing buildings outside settlements in the right circumstances, alongside the existing Class Q permitted development right.
What hasn't changed
- Permitted development rights for extensions, lofts and outbuildings are set by separate law and are unchanged by the Framework.
- Listed building and conservation area protections still apply.
- Each council's local plan still matters. Policies that are consistent with the Framework keep their weight.
What it means for you
- Homeowners: for most extensions, little changes. The design and the effect on neighbours are still what decide the application.
- Self-builders and plot owners: a site within a town or village is in a stronger position than before. A site outside one needs a clear case.
- Small builders: small and medium sites have more policy support, and some local plan policies may now carry less weight.
The rules are new, and councils and inspectors are still applying them. We follow the latest decisions in Tendring, Colchester, Braintree, Maldon, Babergh and Ipswich, so our advice reflects how they're being used in practice.
Book a free home visit
Wondering whether the new rules help your project? Ben will visit, look at your site against the latest policies, and tell you honestly where you stand.
Every site is different. This guide is general information, not advice on your project. For a straight answer about your property, book a free home visit: Ben will come and look, with no obligation.
Who'll handle your project: Benjamin Plunkett, our Managing Director and Planning & Heritage Consultant, is your point of contact from the first site visit to the decision. Charlie Plunkett MCIAT produces the drawings.
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