Updates to England’s National Planning Policy Framework (NPPF) and Scotland’s National Planning Framework 4 (NPF4) are reshaping land allocation and development, creating opportunities but also requiring swift action to avoid being left behind in a rapidly evolving planning landscape.
Opportunities in the NPPF
The revised NPPF allows landowners to unlock value in new ways. The introduction of the “grey belt”—Green Belt land that no longer strongly serves its original purpose—means previously constrained sites could now be developed. Additionally, the expanded definition of previously developed land (PDL) includes lawful hardstanding and fixed infrastructure, opening new possibilities.
However, it’s not a free-for-all. Landowners must act now to promote land and secure Certificates of Lawful Use to substantiate PDL claims. Without these, opportunities may disappear as developers and planning authorities prioritise well-prepared proposals.
NPF4: act fast or wait (years)
In Scotland, urgency is even greater. NPF4 has significantly reduced allocated land, and the “call for sites” process is already underway. Landowners must act fast to ensure their land is considered in Local Development Plans.
Even those with allocated sites face pressure. Developers are submitting representations to ensure progress, but securing an allocation isn’t enough. Momentum must be maintained, or sites risk deallocation after five years.
The economic reality
An influx of new land could suppress values, creating a buyers’ market. Developers are positioning themselves to secure land at favourable prices, especially in Scotland, where fewer housebuilders mean less competition and lower values.
Rising construction costs and labour shortages add further challenges. Inflationary pressures could reduce returns and delay developments. However, strategic partnerships with developers can help landowners navigate these pressures while maximising returns.
Five steps for landowners to stay ahead
- Be proactive: engage with planning authorities now to secure allocations or promote land under the new definitions.
- Stay involved: keep progress moving on allocated sites to avoid deallocation risks.
- Manage expectations: understand that suppressed land values may impact returns, but could lead to earlier planning permissions.
- Seek advice: work with planning consultants, development agents and legal experts to optimise outcomes.
- Plan for the long term: diversify land use, exploring renewable energy projects or biodiversity offset schemes to ensure resilience against market fluctuations.
Staying ahead in a new planning era
The NPPF and NPF4 are reshaping the planning system. While reforms create opportunities, they also bring challenges that demand careful navigation. Landowners who engage early, adapt to market dynamics, and forge strategic partnerships will be best placed to thrive in this new planning era.
