Civic voice NPPF Response

The UK Government has published the updated National Planning Policy Framework (NPPF), which will guide development management decisions starting 12 December 2024. Planning decisions made under the new framework will take effect from 12 March 2025.

Civic Voice, the national charity for civic societies in England, has reviewed the NPPF and its potential impact on communities across the country. Published last week, this update marks the first significant reform of planning policy in recent years.


In September, Civic Voice submitted its consultation response to the draft NPPF, following extensive input from our broad range of members . While we welcomed many of the proposals, we cautioned that local authorities would require enhanced funding, alongside increased support and guidance, to meet the ambitious housing targets outlined in the framework. We emphasized that without these measures, the delivery of these plans would face significant challenges.


The government has since responded to the consultation, incorporating much of the response into the final version of the NPPF published on 12 December. However, the revised document introduces additional changes. The primary focus of the NPPF remains on enhancing the planning system, particularly through increased housing targets for local authorities, further clarification of ‘grey belt’ areas, and refined regulations for green belt reform. Civic Voice has also emphasised the importance of addressing “empty homes” and making them a priority within this framework.
The NPPF reflects the Labour Government's manifesto commitment and key election pledge—recently reaffirmed in the budget—that it wants strong economic growth alongside an ambitious target of building 1.5 million homes by the end of Parliament, without more radical changes to the planning system.


Firstly, of particular interest to Civic Voice and in line with the government's environmental pledges, it has maintained its commitments to environmental sustainability.. From Civic Voice’s perspective, the NPPF appears focused on providing meaningful, practical support to address challenges arising from planning requirements rather than simply removing them or imposing overly prescriptive measures.
A feature of the revised NPPF is its emphasis on greater cohesion among councils and local planning authorities to improve collaboration. The long-standing commitment to joint cooperation remains central, and we expect the NPPF to strengthen this emphasis further. Civic Voice also supports the framework’s provisions for affordable housing development on the green belt and the flexibility it offers councils to regionalize requirements, moving away from rigid statutory targets. This approach should enable councils to pursue ambitious affordable housing policies while balancing local needs. With various local plans across England at differing stages of implementation or consultation, Civic Voice welcomes the NPPF's transitional arrangements, which provide local authorities with the time and flexibility needed to adapt to the updated guidance. After years of fragmented and piecemeal approaches to planning reform by successive administrations, Civic Voice strongly believes that this Government must demonstrate greater commitment and ambition in driving meaningful reform through the updated NPPF. We welcome the Government’s renewed focus on sustainability and the Green Belt—issues we have long championed. However, it remains critical that a substantial and long-term funding package is provided to support the delivery of the ambitious housing targets outlined.

Civic Voice would like to see a comprehensive strategy for repurposing and reforming the use of empty properties, an issue that has yet to receive adequate attention. Additionally, we believe there should be an enhanced focus on affordable housing. Current measures, such as Help to Buy, often serve as temporary fixes and fail to address the broader systemic challenges that leave many first-time buyers trapped in rental markets.
The NPPF could also benefit from a deeper exploration of brownfield development opportunities and from granting greater devolved powers to regional mayors, particularly in the area of town centre regeneration. Furthermore, the framework should prioritize accelerating the development of social housing. Historically, social housing has been a cornerstone of providing affordable homes at scale, yet it remains underutilized in today’s context. While we recognize the financial constraints inherited by the Government, the reliance on the private sector for meaningful civic development will remain; placing a greater emphasis and demand on issues of financing, resourcing, viability and land provision, which continue to clog existing provision.


A key challenge remains the integration and collaboration between central and local government, as well as ensuring adequate resources are allocated to the planning system. While building 1.5 million new homes by the end of this Parliament remains a vital commitment from the current Government, it is uncertain whether this goal is realistically achievable given the current fiscal constraints.
Nevertheless, the revised NPPF is a welcome and much-needed step in the right direction. The Government has signaled its intent to pursue further reforms, including in national development and regional devolution. These initiatives will warrant more scrutiny, and Civic Voice will be looking closely at the devolution white paper that should include further guidance on the role of strategic planning and devolving further powers to those at mayoral level.


Civic Voice Co-Chair, Robert Osborne, said “After decades of delay and incremental adjustments, we encourage the Government to embrace radical civic and planning reforms. The NPPF represents an important first step on this journey, but it must be matched with the necessary financial, legislative, and personnel resources to ensure the planning system can deliver on the Government’s commitment to growth.”

“As always, Civic Voice remains steadfast in its commitment to promoting sustainable, affordable, and high-quality development. Creating sustainable buildings and vibrant communities is central to our memberships collective ambition and aims, and Civic Voice, along with its members, will continue to lead the charge toward these goals in the coming year.”