The new National Planning Policy Framework (NPPF) has the power to create more sustainable and better-connected places across England.
It’s now up to the built environment sector to deliver, the Royal Town Planning Institute (RTPI) has said.
The RTPI has called the NPPF a “positive step forward” for England’s planning system and supports its new structure and stronger focus on sustainable development around well-connected train stations.
Simon Creer, Communications and External Affairs Director at the RTPI, said: “England’s planning system is moving from reform to delivery. With the national direction set, it is now over to planners and the wider built environment sector to turn policy into sustainable development that meets the needs of communities.
“For planners to meet that responsibility, the transition must be carefully managed, particularly as strategic planning returns across England. After such significant reform, the system now needs a period of stability, alongside clear guidance on how local plans will work with forthcoming strategic plans.
“The final Framework is a positive step forward for England’s planning system and demonstrates the vital role planning can play in communities. But policy reform alone cannot build the homes the country needs. Delivery also depends on investment, infrastructure, land and skills.
“The updated National Planning Policy Framework shows that the voices of planners and our members have been heard through the consultation process. Planners now need the stability and support to get on with the job.”
The RTPI’s response was informed by nine regional roundtables, five meetings of its England Policy Committee and contributions from around 200 planners. The final Framework is a reflection of their contribution, demonstrating the influence of the profession when government engages with planners early and meaningfully.
Based on the consultation which ran from 16 December 2025 to 10 March 2026, this version replaces the previous NPPF published in March 2012, revised in 2018, 2019, 2021, 2023, and 2024. It is the main rulebook used in England by local councils and developers to guide town planning, land use, and decisions on planning applications.
Chris Williamson, RIBA President, said: "There is much to welcome in the new National Planning Policy Framework, and the government's ambition to overhaul the planning system is clear. The new framework represents a significant shift towards a proactive and plan-led approach and we’re pleased to see a number of our recommendations reflected.
“For decades, architects have been working to optimise the delivery of well-connected, strategically-designed places, and by linking new homes with infrastructure provision, transport and amenities, the government recognises that placemaking must go in hand with housing delivery.
“Requiring local plans to set out the proportion of new accessible homes on major developments is a positive step towards meeting future housing need, as are clear expectations for mixed-tenure delivery on large sites.
“The government’s decision to amend the framework in light of wide sector concerns, and allow local authorities to go above national standards on energy efficiency, is correct. This is an important step towards supporting the delivery of more energy-efficient homes and helping to meet the UK's net zero targets.
“It is crucial, however, that that the drive for new housing and infrastructure does not come at the cost of quality. As we set out in our report making the case for city architects, involving architects in the earliest stage of development and delivery is crucial to ensure high-quality outcomes."
In a statement, UKGBC also welcomed the publication of the updated framework and several important improvements made following consultation.
“Stronger recognition of climate adaptation – including overheating, drought, flooding and wildfire risk – is timely and essential,” it said. “We also welcome clearer support for sustainable, infrastructure‑led development, including priority for building near rail stations and existing transport hubs.
“It is encouraging that Government has stepped back from proposed restrictions on local energy‑efficiency standards. The clarification that local authorities can go beyond national minimums within a consistent methodology, where justified and viable, is a positive shift that supports place‑based climate leadership.
“However, key gaps remain. The weakening of the sequential test for surface‑water flooding risks undermining long‑term resilience, and constraints on locally ambitious Biodiversity Net Gain policies could limit nature recovery at a time when exemptions are growing. The presumption in favour of development also continues to raise concerns about how local authorities, communities and developers can work together to achieve the best outcomes.
“In order to realise the new Prime Minister’s ambition on devolution, community empowerment and strategic placemaking, it is vital the planning system enables and empowers local leadership and ambition.
“UKGBC’s Regenerative Places Framework for Housing, launching September 16th, will examine the planning system’s role in achieving thriving places through local leadership that benefit people and nature.”
Cllr Liam Robinsom, Chair of the LGA’s Inclusive Growth Committee, said local government broadly supports the Government's objective of creating a more efficient and effective planning system for greater delivery and infrastructure, as currently councils already approve 9 in 10 planning applications.
“Government must remain mindful that – with devolution, local government reorganisation, the introduction of spatial development strategies, and with two approaches to plan-making with definitive backstop dates in place – this is a period of significant flux within local planning authorities,” he continued. “Delivering this alongside new restrictions under the National Scheme of Delegation on councillors presents a challenging context in which policy for environmental concerns and local community should be included.
“Today’s long-awaited publication of the revised National Planning Policy Framework (NPPF) may in time provide clarity on national policies for both plan-making and decision-making, and could help streamline planning decisions.
“Councils are ready to support house building and tackle the housing crisis and welcome measures to enable that. However, some concerns remain that some changes to the NPPF, including the introduction of a “default yes” for new development around train stations at nationally set density standards, could come at the expense of environmental protections, local democratic accountability and local decision-making.”
