What the new NPPF changed.

It sets the government's planning policy for plans and decisions in England. It has 20 chapters and six annexes. Its 131 policies carry codes such as S4, HO7 and GB8 in place of numbered paragraphs. Each thematic chapter separates plan-making policies from national decision-making policies. The plan-making policies are not used to decide applications. The development plan still comes first in law, with the Framework a material consideration read alongside it.

Most of Annex A's transitional rules are for plan-making. For decisions, a plan policy materially inconsistent with the national decision-making policies gets very limited weight, unless it was examined and adopted, or made, against the 2026 Framework. Other plan policies lose no weight for being older (Annex A).

Outside a settlement, only listed kinds of development qualify (S5; GB7 in the Green Belt). The old test, permission unless the harm significantly and demonstrably outweighed the benefits, is not in the new text. The S5 list covers reusing or replacing lawful, permanent buildings, previously developed land, limited infilling within groups of houses, exception sites, land near well-connected stations, allocated land and evidenced unmet need. Anything else outside a settlement needs exceptional circumstances. Isolated homes are decided under policy HO11, the old paragraph 84, explained in the guide to policy HO11.

It also counts towards grey belt in the Green Belt. Inside a settlement it no longer affects the principle. The buffer is 5%, or 20% after significant under-delivery or, for decisions, where a requirement adopted in the last five years under an older Framework is 80% or less of local housing need. Where a plan adopted in the last five years shows a five-year supply and a Housing Delivery Test result above 75%, a higher standard-method figure is not evidence of unmet need under S5(1)(j) for five years from adoption (Annex A).

Below 95% a council needs an action plan. Below 85% a 20% buffer applies. Below 75%, unmet need is deemed to exist. A result below 75% used to switch on the presumption in favour of sustainable development. From 17 August 2026 it opens policy S5(1)(j) and the grey belt need test instead. The 2025 results were published on 17 August 2026 and replaced the 2024 results for decisions. Each year's consequences apply from the day after publication.

Until the plan sets its own figure, the Rules mean affordable housing 15 percentage points above the highest existing requirement, capped at 50% (50% where there is none), plus infrastructure and public green space. A viability case is allowed in three circumstances only (GB8). Reusing or replacing a Green Belt building needs one lawful in planning terms and of permanent and substantial construction (GB7). Schemes on land released by plans adopted before 12 December 2024, or granted before then, are exempt. See the guide to building on Green Belt land.

The consultation drew 20,572 responses, including campaign responses. The housing minister wrote to councils that day. A written ministerial statement followed on 1 September 2026. The 2024 and 2025 Housing Delivery Test results were published at the same time. The government said it would publish national model conditions and consult on a standard section 106 template for medium sites. Planning practice guidance was not rewritten on 17 August 2026; a wider update was promised.

It also still governs most plans prepared outside the new plan-making system. Decisions already made under it stand. Some planning practice guidance still described the December 2024 Framework after 17 August 2026, including the housing supply guidance's reference to the old presumption. Where the two differ, the August 2026 Framework is the later text and calls the guidance supporting, so the date of the guidance is worth noting.