Thousands of homes near train, tram, and underground stations are expected to be helped along by new planning rules
Having new homes near rail stations will offer many families a house closer to where they work or study, and provide easier access to transport across the country.
The new planning rules are ‘common-sense’ changes designed to fast-track homes in well-connected areas.
Boosting local economies
Building homes in these areas is also expected to create jobs, drive investment, growth, and further connect communities.
These changes to the National Planning Policy Framework will set a default ‘yes’ to homes within a reasonable walking distance of well-connected train stations, as well as establishing minimum expectations for the amount of housing that should be built in these areas.
Standards have also been put in place to prevent excessive gold-plating where national standards are already in place.
The government has also announced that they have reached the quarter-way mark to achieving 1.5m new homes.
Secretary of state for housing, communities and local government, Angela Rayner, said: “A safe, secure home is the foundation of opportunity, but too many people are being priced out of the communities where they want to live and work.
“By unlocking thousands of homes around well-connected transport hubs, we’re helping people live closer to work, school and the services they rely on, while backing local businesses and driving growth in our communities.
“That’s how we’ll tackle the housing crisis and raise living standards for people in every corner of the country.”
The NPPF is undergoing scrutiny and changes
In March, a consultation on proposed NPPF changes closed, with organisations including RIBA, LGA, CIH, and the BPF sending their responses.
Called “the most significant re-draft of government planning policies since its introduction in 2012” by Colliers, many responses praised the clearer language used, as well as the re-introduction of strategic planning, but some hesitancy remained with viability, and the risk of creating new issues for housing and infrastructure contributions if not handled adequately.
Cllr Tom Hunt, chair of the LGA’s Inclusive Growth Committee, said: “These proposals represent a huge shake up to planning policy and we recognise the government’s pledge to deliver more homes, better integrated with infrastructure and connected to jobs and amenities. However, to succeed, local government and its views must remain at the heart of planning and delivery.
“Planning is about shaping the future, creating places and communities that work, building homes, linking with economic activity and public services, conserving and improving the natural and built environment, and ensuring the right decisions are made on issues that matter to residents. Councils must retain the ability to tailor decision-making processes and policies to reflect the specific needs and ambitions of their communities. The involvement of councillors, as the elected representatives of local people, in planning decisions is the backbone of the English planning system.
“Councils need to be given the powers to ensure sites with planning permission are built out promptly, because our residents and communities do not and cannot live in planning permissions”
Read the full response, as well as others, here.
Industry reacts to updated NPPF:
Gavin Smart, CEO of CIH, said: “We welcome the revised NPPF. The direction of travel is positive: we need a planning system that can unlock more homes, connect housing growth with the infrastructure communities need and put quality and affordability at the heart of development.
“But increasing supply cannot simply mean a focus on numbers alone. We need to protect the mechanisms that deliver affordable homes, make sure all new homes are accessible and climate resilient, and give local planning teams the resources they need to turn policy into homes on the ground.
“We will continue to press government to create the right conditions to deliver more of the good quality, genuinely affordable homes that people desperately need.”
Cllr Andrew Husband, housing and planning spokesperson for the County Councils Network, said: “County and rural unitary councils recognise the need to drive housebuilding and growth in the right areas, but we are concerned that these ‘one size fits all’ policies will have a detrimental impact on rural areas. Our members believe that the updated National Planning Policy Framework (NPPF) will weaken theirs and their local communities’ voices and shift the balance of power towards developers, increasing the risk of unsustainable development in locations that lack the necessary infrastructure and services.
“Whilst the government has acknowledged some of our concerns and have suggested some of the policies in the NPPF will not operate in isolation, thereby potentially giving protections to local areas in some instances, it is unclear how this will work in practice.
“Even where a Local Plan is in place, in many instances national policy will override this and mean that councils are unable to refuse development in locations that are not connected to existing settlements, resulting in homes being built in a piecemeal and unplanned way across the countryside. We remain sceptical that the revised document will not undermine this plan-led system. Other policies, such as the presumption of ‘yes’ to developments next to train stations, are suitable for urban areas but could permanently and dramatically change the character of a village.
“In tandem, the disproportionally high housing targets in county areas and lack of checks for developers will only encourage more development, with local people unable to have a meaningful say. We will be analysing these policies in the coming days in further detail and we will be engaging with ministers to express our members’ concerns.”
Dr Carole Easton OBE, chief executive at the Centre for Ageing Better, said:
“The need to dramatically increase the amount of accessible housing in this country is of critical importance – the 12 million people currently living in homes that do not meet their accessibility needs are crying out for change.
“The government’s new National Planning Policy Framework, which will introduce a national minimum of 40% of new homes on major developments to be built to the M4(2) accessible and adaptable standard, will go some way to tackling the problem.
“But it is a missed opportunity to futureproof England’s housing stock and go further, faster, to meet this appallingly high need.
“Whilst we are disappointed that this isn’t a more ambitious policy requiring all new homes meet this standard, we are pleased that the government has recognised that the accessibility of new build homes must be a core part of planning policy.
“With proper implementation and monitoring, we hope that this change will increase the supply of accessible homes in all parts of the country that will make a meaningful difference to people’s lives.
“Accessible and adaptable homes are easier to live in, help more people live independently for longer, and ensure housing is better suited to an ageing population.”
Martin Warhurst, chief executive at Habinteg Housing Association, said: “The success of this policy will depend on three things. Firstly, the 40% requirement must be a minimum threshold, not a target.
“Many local authorities are already moving beyond this level and should be encouraged to continue doing so.
“Secondly, local plans must specifically assess the need for homes designed to full wheelchair user dwelling M4(3) standard as the M4(2) standard is not a substitute for fully wheelchair accessible homes for the people that need them.
“Thirdly, the policy must be implemented with clear monitoring and data collection to ensure accessible homes are being delivered in the numbers, locations and housing types that communities need.
“Ultimately, the HoME coalition believes that to meet future housing need, minimum accessibility and adaptability standards should be set through changes to Building Regulations, alongside a requirement for all local plans to set clear targets for M4(3) wheelchair-accessible homes.
“Building more accessible homes is not just a housing issue. It is about improving health, supporting employment, reducing pressure on public services and helping people live independently for longer.
“This update to the National Planning Policy Framework is welcome progress, but more ambition will be needed if we are to create a housing system that truly works for everyone.”
Paul Wakefield, legal planning partner at law firm, Shakespeare Martineau, said: “The newest iteration of the NPPF is far firmer and more prescriptive in an effort to make sure that national planning policy is actually being delivered at a local authority level. This has the benefit of reducing any ambiguity in planning policies, shortening the time taken for decisions to be made, minimising the number of delays and making for a smoother overall process. This revised policy has made it clear the government is serious about tackling the housing crisis and driving forward development.
“However, the political winds are changing. While there has always been a tension between national and local political agendas, newly-formed councils, especially those that are no longer majority Labour, will be looking to make their mark on their local authority and may challenge development decisions as a result. Planning decisions can also be incredibly controversial with the public, and some councillors may not want to risk upsetting the apple cart in the early days of their tenure. The government’s ambitious planning policy revisions may ultimately be derailed before they deliver.”
Geoff Keal, CEO at TerraQuest: “Any proposal that meaningfully improves housing outcomes, particularly if elements of the process can be fast-tracked, should be embraced.
“Focusing new homes around established stations and transport corridors presents a practical and effective way to grow communities. With key infrastructure already in place, this approach offers a more cost-efficient route to increasing housing supply while ensuring new residents benefit from immediate access to reliable, sustainable transport.
“However, these benefits do not come without trade-offs. While building near stations can reduce the need for new road infrastructure and help cut congestion and pollution, there will be associated costs. Transport assets may require additional safeguarding, and homes located close to rail or tram lines will need enhanced mitigation measures, such as improved soundproofing, to ensure high-quality living standards.
“Successful implementation will rely on clear and decisive updated regulations and planning processes, plus clear authorisation frameworks. A “yes-first” approach could help accelerate approvals, but only if supported by a planning system empowered to act with clarity and consistency. Faster, technology-enabled consultation timelines will also be essential, helping to streamline engagement without diminishing community or environmental safeguards.
“Crucially, appetite to build is not the issue. Developers are already coming forward; the first half of 2026 saw more new units applied for than any other time since the start of the decade. What’s needed now is confidence – clarity that approvals will be delivered at pace, and broader macroeconomic stability to encourage investment to follow applications.”
Ben Standing, partner in planning at Browne Jacobson, said: “This is a seismic shake-up of planning policy, representing the most substantial rewrite of the NPPF since its introduction in 2012.
“To bring forward the scale of new homes that will be required if the government is to get anywhere near realising its economic growth strategy, Westminster is effectively replacing the carrot with the stick for local authorities, which are now under pressure to get their own house in order by continuously update local plans.
“Failure to do this will put areas at risk of development happening in areas where it’s most cost-effective to build but without the opportunity for councils to help shape new places as part of their place making functions.
“The knock-on effect of this would be that local communities continue to feel development is imposed on them, rather than being something they feel benefits them. Tweaks to planning policy at national level can’t be the end goal but the start of a conversation that seeks to understand how local people can identify tangible progress as a result of development via upgrades to roads, schools and GP surgeries.
“When considering the broader infrastructure required for new housing, the current droughts have shone a spotlight on the need to build new reservoirs. The lead times for providing new water infrastructure at the moment is considerable, and thought should be given for how this can be streamlined in order to provide greater water security for new and existing developments.”
Will Thomas, partner in planning at Browne Jacobson, said: “Developers will welcome enhanced policy support for housebuilding across the country. However, a dose of realism is needed inside Whitehall. While changes to the NPPF may well unlock new housing sites in the short term, the long-term delivery picture is still clouded by viability concerns.
“Challenging economic headwinds and fiscal policies continue to affect costs related to materials, labour and borrowing, but there’s a bigger question mark against who will be expected to carry much of the burden for building affordable homes, as well as education, healthcare and transport infrastructure.
“High-quality social infrastructure holds the key to creating sustainable communities where people want to live, but escalating building costs make it unlikely developers will be able to finance such projects on their own.
“It’s therefore incumbent on Whitehall to identify new ways of financing new infrastructure, such as via modern public-private partnerships that learn the lessons from previous models.”
Conor Leyden, managing director of The LK Group, said: “Today’s announcement is a welcome and overdue recognition that housing and transport connectivity can’t be planned in isolation. A default ‘yes’ for homes near well-connected stations is exactly the kind of practical planning reform we’ve been calling for – it removes a layer of uncertainty that often leaves shovel-ready sites stuck on the shelf.
“We’re seeing the value of this approach first-hand at Stafford Station Gateway, where we delivered the ground investigation supporting the redevelopment of the former Saint-Gobain site on Doxey Road. That project shows what’s possible when brownfield land next to a station is unlocked for new homes, commercial space, and green public areas, and it’s the kind of development this policy should now accelerate across the country. With the right funding and environmental clarity behind it, we have the framework to repeat that success at pace near stations across the country.”
Head of planning at Colliers UK, Anthony Aitken, said: “The comprehensive redraft of the NPPF published today, enshrines the “permanent presumption in favour of sustainable development” replacing the tilted balance. The objectives of each policy chapter are clearly set out in an introductory paragraph to each topic. There is an emphasis on housing delivery and indeed densification, with well-connected rail stations having a default ‘yes’ in favour of development and minimum density expectations around stations. Policies overseeing “key community facilities” have also been strengthened. There are also cultural expectations embedded within Policy DM3 on the approach from local authority officers when assessing applicants’ proposals, which are helpful to those who engage with the planning system. Overall, a welcome and full revision to the NPPF that will allow developers to proceed with greater certainty via government planning policy with their development proposals.”
Adam Ross, executive director at Nexus Planning, said: “Following the delay to its originally scheduled publication in July, it is good to see the new NPPF published today. The industry will need some time to digest the full 128 pages, but at first glance it appears to be very similar to the earlier draft.
“Whilst the encouragement of development close to well-connected stations were generally supported in the draft provisions, there were concerns relating to the lack of clarity over what constituted a ‘reasonable walking distance’ from a well-connected station, and which part of the site needed to be within this.
“It is therefore welcome that the new Framework defines this as ‘around’ 800 metres or a 10-minute walk, and also confirms that these policy provisions apply only to the part of a site within such a distance. Whilst the use of the word ‘around’ means that it will not eliminate debate, it will narrow it to some extent.
“The definition of well-connected stations has now been expanded to include the top 80 Travel to Work Areas (from recollection it was the top 60 Areas in the draft document) and, importantly, the minimum assumed densities close to stations has been reduced to some extent. In some instances, I suspect that these minimum densities may still be concerning from a character and commercial perspective, but the reductions are helpful.
“Hopefully, this will now provide a period of greater policy stability as there was for many years after the NPPF was originally published in 2012.”
