Draft NPPF changes: What they could mean for farmers and landowners

10th Feb 2026

Author: Michael Bracegirdle

Last updated: 9 February 2026

In December 2025, Ministry of Housing, Communities and Local Government published proposals to revise the National Planning Policy Framework (NPPF) for England, and opened a public consultation (closing at 11:45pm on 10 March 2026).

For farmers and landowners, the headline is simple: even while the NPPF is still in draft form, a clear shift in national policy can change where developers look for land. If your land is near a settlement, a transport hub or sits in the Green Belt, you may see more approaches from developers, promoters and land agents over the coming months.

Key points for Farmers and Landowners

• The draft NPPF proposes a permanent presumption in favour of suitably located development, with clearer national direction on where growth should go.
• There is proposed “in principle” support (a “default yes”) for suitable development around rail stations, including around certain stations on Green Belt Land.
• The definition of Designated Rural Areas is proposed to change, so affordable housing contributions could be sought on some minor developments in smaller Parishes.
• A new definition of medium development (10–49 homes, up to 2.5 hectares) is proposed, which may increase interest from SME developers in rural and edge-of-settlement sites.
• The Government is proposing a more consistent, proportionate approach to Local Authority information requirements for Planning Applications (local validation lists).

What is changing in the draft NPPF

The consultation proposes significant reforms, including a more rules-based structure and a clearer split between policies for plan-making and decision-making. It also considers whether to introduce statutory National Development Management Policies (sometimes referred to as NDMPs), but states the Government is not taking that statutory route at this stage.

For rural land, several proposals are particularly relevant.

1) A permanent presumption in favour of suitably located development

The draft consultation describes a “permanent presumption” in favour of development that is suitably located, aiming to make it clearer what is acceptable in principle in different places.

In practical terms, this can increase developer confidence in bringing forward sites where national policy signals that growth is expected.

2) Building homes around stations, including some Green Belt land

A key proposal is “in principle” support (a “default yes”) for suitable development around rail stations within settlements, and around “well-connected” stations outside settlements, including on Green Belt land.

The Government has also linked this approach to minimum density expectations around stations.

This does not mean every site near a station becomes developable overnight, but it can change the volume of enquiries landowners receive, and the confidence developers have in promoting land.

The policy direction was also previewed in Government announcements about giving a default “yes” to housebuilding near well-connected stations if proposals meet certain rules.

3) Supporting social and affordable housing in smaller rural communities

The consultation proposes amending the definition of Designated Rural Areas to allow affordable housing contributions to be sought on minor development in Parishes with a population of 3,000 or less, and a low population density threshold.

If you are considering a smaller scheme, this matters because it can affect viability, layout and negotiation on terms.

4) More emphasis on small and medium sites, and SME Developers

The consultation discusses a proposed definition of “medium development” as 10–49 homes (inclusive) on sites up to 2.5 hectares, noting this can be particularly relevant in suburban and rural settings.

A likely outcome is that more SME developers, and regional developers, will look for deliverable sites of this scale, including edge-of-settlement land.

5) Streamlining information requirements for Planning Applications

The consultation proposes a more consistent and proportionate approach to Local Authority information requirements (local validation lists), aiming to avoid excessive requirements for minor and medium development.

If adopted, this could reduce early-stage delay for some applications, although the detail will still matter in each Local Authority area.

Why this could lead to more developer approaches

When national policy becomes more directive, developers and promoters often move early. Some approaches will be speculative, but others will be targeted and backed by a clear plan.

You may be approached because your land is:

• close to an existing settlement boundary,
• near a rail station or transport corridor,
• adjacent to services and infrastructure, or
• viewed as having strategic value because of Green Belt policy direction.

An approach is not the same as a realistic prospect of planning permission, but it is often the moment when early decisions can protect, or undermine, your position.

If a Developer or Promoter approaches you, what should you do first?

Before you sign anything, it is worth taking a structured approach:

1. Pause before agreeing Heads of Terms: Heads of Terms can feel informal, but they usually set the direction for the deal.
2. Clarify who you are dealing with: Are you speaking to a developer, a promoter or an intermediary? What is their track record and what is their plan?
3. Understand the deal structure in plain English:
   • An Option Agreement usually gives a developer the right to buy your land later, often if planning permission is obtained.
   • A Promotion Agreement usually involves a promoter seeking planning permission and then selling the land on the open market, with the promoter paid a fee from the sale proceeds.
4. Check Title, boundaries, access and third-party rights: These points can affect value and timing, and they are far easier to address early.
5. Consider any mortgage or charge: If a financial institution has security over the land, its consent may be needed for certain steps.

How we can help

At Butcher & Barlow, we support farmers and landowners who are approached about development by advising early, clearly and practically.

We can help you by:

• checking Title and ownership position,
• identifying issues that could delay, or restrict, a sale,
• advising on Heads of Terms before you commit,
• working alongside a land agent so the commercial deal and the written Agreement match, and
• supporting you through the Agreement process and any eventual sale.

If you have been approached about development, please contact Mike Bracegirdle on 01606 334309 or email agriculture@butcher-barlow.co.uk.

Frequently asked questions

Q. What is the NPPF, and why should Landowners care?
A. The NPPF influences how Local Authorities prepare local plans and how Planning Applications are decided. A shift in the NPPF can change developer behaviour quickly, particularly where national policy becomes more directive.

Q. Does the draft NPPF mean Green Belt Land will automatically be released?
A. No. Green Belt policy remains a major factor. However, the consultation proposes “in principle” support around certain stations, including some stations on Green Belt Land, which may increase the number of sites promoted in those locations.

Q. Why do Promoters and Developers approach Landowners so early?
A. Early approaches often aim to secure control of Land before competition increases, or before local plan work identifies preferred sites.

Q. Is an upfront payment always a good sign?
A. Not always. The headline figure is only one part of the deal. The pricing mechanism, timescales, costs, and control provisions matter just as much.

Q. Should you sign Heads of Terms before speaking to a Solicitor?
A. It is usually safer to speak to a Solicitor first, or at least treat Heads of Terms as a draft that can change. Early wording can shape the final deal.

Q. Do you need a Land Agent as well as a Solicitor?
A. Often, yes. A Land Agent can help you negotiate commercial terms, and a Solicitor can make sure the written Agreement protects those terms properly.

 

The information in this article was correct at the time of publication. The information is for general guidance only. Laws and regulations may change, and the applicability of legal principles can vary based on individual circumstances. Therefore, this content should not be construed as legal advice. We recommend that you consult with a qualified legal professional to obtain advice tailored to your specific situation. For personalised guidance, please contact us directly.