National Planning Policy Framework

December 2023

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Contents

1. Introduction 4

2. Achieving sustainable development 5

3. Plan-making 8

4. Decision-making 13

5. Delivering a sufficient supply of homes 17

6. Building a strong, competitive economy 24

7. Ensuring the vitality of town centres 26

8. Promoting healthy and safe communities 28

9. Promoting sustainable transport 31

10. Supporting high quality communications 34

11. Making effective use of land 36

12. Achieving well-designed and beautiful places 39

13. Protecting Green Belt land 42

14. Meeting the challenge of climate change, flooding and coastal change 46

15. Conserving and enhancing the natural environment 52

16. Conserving and enhancing the historic environment 57

17. Facilitating the sustainable use of minerals 61

Annex 1: Implementation 65

Annex 2: Glossary 67

Annex 3: Flood risk vulnerability classification 77

1. Introduction

1. The National Planning Policy Framework sets out the Government’s planning

policies for England and how these should be applied

. It provides a framework

within which locally-prepared plans can provide for sufficient housing and other

development in a sustainable manner. Preparing and maintaining up-to-date plans

should be seen as a priority in meeting this objective.

2. Planning law requires that applications for planning permission be determined in

accordance with the development plan

, unless material considerations indicate

otherwise

. The National Planning Policy Framework must be taken into account in

preparing the development plan, and is a material consideration in planning

decisions. Planning policies and decisions must also reflect relevant international

obligations and statutory requirements.

3. The Framework should be read as a whole (including its footnotes and annexes).

General references to planning policies in the Framework should be applied in a

way that is appropriate to the type of plan being produced, taking into account

policy on plan-making in chapter 3.

4. The Framework should be read in conjunction with the Government’s planning

policy for traveller sites, and its planning policy for waste. When preparing plans or

making decisions on applications for these types of development, regard should

also be had to the policies in this Framework, where relevant.

5. The Framework does not contain specific policies for nationally significant

infrastructure projects. These are determined in accordance with the decision-

making framework in the Planning Act 2008 (as amended) and relevant national

policy statements for major infrastructure, as well as any other matters that are

relevant (which may include the National Planning Policy Framework). National

policy statements form part of the overall framework of national planning policy, and

may be a material consideration in preparing plans and making decisions on

planning applications.

6. Other statements of government policy may be material when preparing plans or

deciding applications, such as relevant Written Ministerial Statements and

endorsed recommendations of the National Infrastructure Commission. This

includes the Written Ministerial Statement on Affordable Homes Update (24 May

2021) which contains policy on First Homes.

This document replaces the previous version of the National Planning Policy Framework published in

September 2023.

This includes local and neighbourhood plans that have been brought into force and any spatial development

strategies produced by combined authorities or elected Mayors (see Glossary).

Section 38(6) of the Planning and Compulsory Purchase Act 2004 and section 70(2) of the Town and Country

Planning Act 1990.

2. Achieving sustainable development

7. The purpose of the planning system is to contribute to the achievement of

sustainable development, including the provision of homes, commercial

development, and supporting infrastructure in a sustainable manner. At a very high

level, the objective of sustainable development can be summarised as meeting the

needs of the present without compromising the ability of future generations to meet

their own needs

. At a similarly high level, members of the United Nations –

including the United Kingdom – have agreed to pursue the 17 Global Goals for

Sustainable Development in the period to 2030. These address social progress,

economic well-being and environmental protection

8. Achieving sustainable development means that the planning system has three

overarching objectives, which are interdependent and need to be pursued in

mutually supportive ways (so that opportunities can be taken to secure net gains

across each of the different objectives):

a) an economic objective – to help build a strong, responsive and competitive

economy, by ensuring that sufficient land of the right types is available in the

right places and at the right time to support growth, innovation and improved

productivity; and by identifying and coordinating the provision of infrastructure;

b) a social objective – to support strong, vibrant and healthy communities, by

ensuring that a sufficient number and range of homes can be provided to meet

the needs of present and future generations; and by fostering well-designed,

beautiful and safe places, with accessible services and open spaces that

reflect current and future needs and support communities’ health, social and

cultural well-being; and

c) an environmental objective – to protect and enhance our natural, built and

historic environment; including making effective use of land, improving

biodiversity, using natural resources prudently, minimising waste and pollution,

and mitigating and adapting to climate change, including moving to a low

carbon economy.

9. These objectives should be delivered through the preparation and implementation

of plans and the application of the policies in this Framework; they are not criteria

against which every decision can or should be judged. Planning policies and

decisions should play an active role in guiding development towards sustainable

solutions, but in doing so should take local circumstances into account, to reflect

the character, needs and opportunities of each area.

10. So that sustainable development is pursued in a positive way, at the heart of the

Framework is a presumption in favour of sustainable development (paragraph

11).

Resolution 42/187 of the United Nations General Assembly.

Transforming our World: the 2030 Agenda for Sustainable Development.

The presumption in favour of sustainable development

11. Plans and decisions should apply a presumption in favour of sustainable

development.

For plan-making this means that:

a) all plans should promote a sustainable pattern of development that

seeks to: meet the development needs of their area; align growth

and infrastructure; improve the environment; mitigate climate change

(including by making effective use of land in urban areas) and adapt

to its effects;

b) strategic policies should, as a minimum, provide for objectively

assessed needs for housing and other uses, as well as any needs

that cannot be met within neighbouring areas

, unless:

i. the application of policies in this Framework that protect areas

or assets of particular importance provides a strong reason for

restricting the overall scale, type or distribution of development

in the plan area

; or

ii. any adverse impacts of doing so would significantly and

demonstrably outweigh the benefits, when assessed against the

policies in this Framework taken as a whole.

For decision-taking this means:

c) approving development proposals that accord with an up-to-date

development plan without delay; or

d) where there are no relevant development plan policies, or the

policies which are most important for determining the application

are out-of-date

, granting permission unless:

i. the application of policies in this Framework that protect

areas or assets of particular importance provides a clear

reason for refusing the development proposed

; or

ii. any adverse impacts of doing so would significantly and

demonstrably outweigh the benefits, when assessed against

the policies in this Framework taken as a whole.

As established through statements of common ground (see paragraph 27).

The policies referred to are those in this Framework (rather than those in development plans) relating to:

habitats sites (and those sites listed in paragraph 187) and/or designated as Sites of Special Scientific Interest;

land designated as Green Belt, Local Green Space, an Area of Outstanding Natural Beauty, a National Park (or

within the Broads Authority) or defined as Heritage Coast; irreplaceable habitats; designated heritage assets

(and other heritage assets of archaeological interest referred to in footnote 72); and areas at risk of flooding or

coastal change.

This includes, for applications involving the provision of housing, situations where: (a) the local planning

authority cannot demonstrate a five year supply (or a four year supply, if applicable, as set out in paragraph

226) of deliverable housing sites (with a buffer, if applicable, as set out in paragraph 77) and does not benefit

from the provisions of paragraph 76; or (b) where the Housing Delivery Test indicates that the delivery of

housing was below 75% of the housing requirement over the previous three years.

12. The presumption in favour of sustainable development does not change the

statutory status of the development plan as the starting point for decision-making.

Where a planning application conflicts with an up-to-date development plan

(including any neighbourhood plans that form part of the development plan),

permission should not usually be granted. Local planning authorities may take

decisions that depart from an up-to-date development plan, but only if material

considerations in a particular case indicate that the plan should not be followed.

13. The application of the presumption has implications for the way communities

engage in neighbourhood planning. Neighbourhood plans should support the

delivery of strategic policies contained in local plans or spatial development

strategies; and should shape and direct development that is outside of these

strategic policies.

14. In situations where the presumption (at paragraph 11d) applies to applications

involving the provision of housing, the adverse impact of allowing development

that conflicts with the neighbourhood plan is likely to significantly and

demonstrably outweigh the benefits, provided the following apply:

a) the neighbourhood plan became part of the development plan five years or

less before the date on which the decision is made; and

b) the neighbourhood plan contains policies and allocations to meet its identified

housing requirement (see paragraphs 67-68).

3. Plan-making

15. The planning system should be genuinely plan-led. Succinct and up-to-date plans

should provide a positive vision for the future of each area; a framework for

meeting housing needs and addressing other economic, social and

environmental priorities; and a platform for local people to shape their

surroundings.

16. Plans should:

a) be prepared with the objective of contributing to the achievement of sustainable

development

;

b) be prepared positively, in a way that is aspirational but deliverable;

c) be shaped by early, proportionate and effective engagement between plan-

makers and communities, local organisations, businesses, infrastructure

providers and operators and statutory consultees;

d) contain policies that are clearly written and unambiguous, so it is evident how a

decision maker should react to development proposals;

e) be accessible through the use of digital tools to assist public involvement and

policy presentation; and

f) serve a clear purpose, avoiding unnecessary duplication of policies that apply to

a particular area (including policies in this Framework, where relevant).

The plan-making framework

17. The development plan must include strategic policies to address each local

planning authority’s priorities for the development and use of land in its area

These strategic policies can be produced in different ways, depending on the

issues and opportunities facing each area. They can be contained in:

a) joint or individual local plans, produced by authorities working together or

independently (and which may also contain non-strategic policies); and/or

b) a spatial development strategy produced by an elected Mayor or combined

authority, where plan-making powers have been conferred.

18. Policies to address non-strategic matters should be included in local plans that

contain both strategic and non-strategic policies, and/or in local or

neighbourhood plans that contain just non-strategic policies.

19. The development plan for an area comprises the combination of strategic and

non- strategic policies which are in force at a particular time.

This is a legal requirement of local planning authorities exercising their plan-making functions (section 39(2) of

the Planning and Compulsory Purchase Act 2004).

Section 19(1B-1E) of the Planning and Compulsory Purchase Act 2004.

Strategic policies

20. Strategic policies should set out an overall strategy for the pattern, scale and

design quality of places (to ensure outcomes support beauty and placemaking),

and make sufficient provision

for:

a) housing (including affordable housing), employment, retail, leisure and other

commercial development;

b) infrastructure for transport, telecommunications, security, waste management,

water supply, wastewater, flood risk and coastal change management, and the

provision of minerals and energy (including heat);

c) community facilities (such as health, education and cultural infrastructure); and

d) conservation and enhancement of the natural, built and historic environment,

including landscapes and green infrastructure, and planning measures to

address climate change mitigation and adaptation.

21. Plans should make explicit which policies are strategic policies

. These should be

limited to those necessary to address the strategic priorities of the area (and any

relevant cross-boundary issues), to provide a clear starting point for any non-

strategic policies that are needed. Strategic policies should not extend to detailed

matters that are more appropriately dealt with through neighbourhood plans or

other non-strategic policies.

22. Strategic policies should look ahead over a minimum 15 year period from

adoption

, to anticipate and respond to long-term requirements and opportunities,

such as those arising from major improvements in infrastructure. Where larger

scale developments such as new settlements or significant extensions to existing

villages and towns form part of the strategy for the area, policies should be set

within a vision that looks further ahead (at least 30 years), to take into account the

likely timescale for delivery

23. Broad locations for development should be indicated on a key diagram, and land-

use designations and allocations identified on a policies map. Strategic policies

should provide a clear strategy for bringing sufficient land forward, and at a

sufficient rate, to address objectively assessed needs over the plan period, in line

with the presumption in favour of sustainable development. This should include

planning for and allocating sufficient sites to deliver the strategic priorities of the

area (except insofar as these needs can be demonstrated to be met more

appropriately through other mechanisms, such as brownfield registers or non-

strategic policies)

In line with the presumption in favour of sustainable development.

Where a single local plan is prepared the non-strategic policies should be clearly distinguished from the

strategic policies.

Except in relation to town centre development, as set out in chapter 7.

Transitional arrangements are set out in Annex 1.

For spatial development strategies, allocations, land use designations and a policies map are needed only

where the power to make allocations has been conferred.

Maintaining effective cooperation

24. Local planning authorities and county councils (in two-tier areas) are under a duty

to cooperate with each other, and with other prescribed bodies, on strategic

matters that cross administrative boundaries.

25. Strategic policy-making authorities should collaborate to identify the relevant

strategic matters which they need to address in their plans. They should also

engage with their local communities and relevant bodies including Local

Enterprise Partnerships, Local Nature Partnerships, the Marine Management

Organisation, county councils, infrastructure providers, elected Mayors and

combined authorities (in cases where Mayors or combined authorities do not have

plan-making powers).

26. Effective and on-going joint working between strategic policy-making authorities

and relevant bodies is integral to the production of a positively prepared and

justified strategy. In particular, joint working should help to determine where

additional infrastructure is necessary, and whether development needs that

cannot be met wholly within a particular plan area could be met elsewhere.

27. In order to demonstrate effective and on-going joint working, strategic policy-

making authorities should prepare and maintain one or more statements of

common ground, documenting the cross-boundary matters being addressed and

progress in cooperating to address these. These should be produced using the

approach set out in national planning guidance, and be made publicly available

throughout the plan-making process to provide transparency.

Non-strategic policies

28. Non-strategic policies should be used by local planning authorities and

communities to set out more detailed policies for specific areas, neighbourhoods

or types of development. This can include allocating sites, the provision of

infrastructure and community facilities at a local level, establishing design

principles, conserving and enhancing the natural and historic environment and

setting out other development management policies.

29. Neighbourhood planning gives communities the power to develop a shared vision

for their area. Neighbourhood plans can shape, direct and help to deliver

sustainable development, by influencing local planning decisions as part of the

statutory development plan. Neighbourhood plans should not promote less

development than set out in the strategic policies for the area, or undermine those

strategic policies

30. Once a neighbourhood plan has been brought into force, the policies it contains

take precedence over existing non-strategic policies in a local plan covering the

neighbourhood area, where they are in conflict; unless they are superseded by

strategic or non-strategic policies that are adopted subsequently.

Neighbourhood plans must be in general conformity with the strategic policies contained in any development

plan that covers their area.

Preparing and reviewing plans

31. The preparation and review of all policies should be underpinned by relevant and

up-to-date evidence. This should be adequate and proportionate, focused tightly on

supporting and justifying the policies concerned, and take into account relevant

market signals.

32. Local plans and spatial development strategies should be informed throughout their

preparation by a sustainability appraisal that meets the relevant legal

requirements

. This should demonstrate how the plan has addressed relevant

economic, social and environmental objectives (including opportunities for net

gains). Significant adverse impacts on these objectives should be avoided and,

wherever possible, alternative options which reduce or eliminate such impacts

should be pursued. Where significant adverse impacts are unavoidable, suitable

mitigation measures should be proposed (or, where this is not possible,

compensatory measures should be considered).

33. Policies in local plans and spatial development strategies should be reviewed to

assess whether they need updating at least once every five years, and should then

be updated as necessary

. Reviews should be completed no later than five years

from the adoption date of a plan, and should take into account changing

circumstances affecting the area, or any relevant changes in national policy.

Relevant strategic policies will need updating at least once every five years if their

applicable local housing need figure has changed significantly; and they are likely

to require earlier review if local housing need is expected to change significantly in

the near future.

Development contributions

34. Plans should set out the contributions expected from development. This should

include setting out the levels and types of affordable housing provision required,

along with other infrastructure (such as that needed for education, health, transport,

flood and water management, green and digital infrastructure). Such policies

should not undermine the deliverability of the plan.

Examining plans

35. Local plans and spatial development strategies are examined to assess whether

they have been prepared in accordance with legal and procedural requirements,

and whether they are sound. Plans are ‘sound’ if they are:

The reference to relevant legal requirements refers to Strategic Environmental Assessment. Neighbourhood

plans may require Strategic Environmental Assessment, but only where there are potentially significant

environmental effects.

Reviews at least every five years are a legal requirement for all local plans (Regulation 10A of the Town and

Country Planning (Local Planning) (England) Regulations 2012).

a) Positively prepared – providing a strategy which, as a minimum, seeks to

meet the area’s objectively assessed needs

; and is informed by agreements

with other authorities, so that unmet need from neighbouring areas is

accommodated where it is practical to do so and is consistent with achieving

sustainable development;

b) Justified – an appropriate strategy, taking into account the reasonable

alternatives, and based on proportionate evidence;

c) Effective – deliverable over the plan period, and based on effective joint

working on cross-boundary strategic matters that have been dealt with rather

than deferred, as evidenced by the statement of common ground; and

d) Consistent with national policy – enabling the delivery of sustainable

development in accordance with the policies in this Framework and other

statements of national planning policy, where relevant.

36. These tests of soundness will be applied to non-strategic policies

in a

proportionate way, taking into account the extent to which they are consistent with

relevant strategic policies for the area.

37. Neighbourhood plans must meet certain ‘basic conditions’ and other legal

requirements

before they can come into force. These are tested through an

independent examination before the neighbourhood plan may proceed to

referendum.

Where this relates to housing, such needs should be assessed using a clear and justified method, as set out

in paragraph 61 of this Framework

Where these are contained in a local plan.

As set out in paragraph 8 of Schedule 4B to the Town and Country Planning Act 1990 (as amended).

4. Decision-making

38. Local planning authorities should approach decisions on proposed development in

a positive and creative way. They should use the full range of planning tools

available, including brownfield registers and permission in principle, and work

proactively with applicants to secure developments that will improve the economic,

social and environmental conditions of the area. Decision-makers at every level

should seek to approve applications for sustainable development where possible.

Pre-application engagement and front-loading

39. Early engagement has significant potential to improve the efficiency and

effectiveness of the planning application system for all parties. Good quality pre-

application discussion enables better coordination between public and private

resources and improved outcomes for the community.

40. Local planning authorities have a key role to play in encouraging other parties to

take maximum advantage of the pre-application stage. They cannot require that a

developer engages with them before submitting a planning application, but they

should encourage take-up of any pre-application services they offer. They should

also, where they think this would be beneficial, encourage any applicants who are

not already required to do so by law to engage with the local community and, where

relevant, with statutory and non-statutory consultees, before submitting their

applications.

41. The more issues that can be resolved at pre-application stage, including the need

to deliver improvements in infrastructure and affordable housing, the greater the

benefits. For their role in the planning system to be effective and positive, statutory

planning consultees will need to take the same early, pro-active approach, and

provide advice in a timely manner throughout the development process. This

assists local planning authorities in issuing timely decisions, helping to ensure that

applicants do not experience unnecessary delays and costs.

42. The participation of other consenting bodies in pre-application discussions should

enable early consideration of all the fundamental issues relating to whether a

particular development will be acceptable in principle, even where other consents

relating to how a development is built or operated are needed at a later stage.

Wherever possible, parallel processing of other consents should be encouraged to

help speed up the process and resolve any issues as early as possible.

43. The right information is crucial to good decision-making, particularly where formal

assessments are required (such as Environmental Impact Assessment, Habitats

Regulations assessment and flood risk assessment). To avoid delay, applicants

should discuss what information is needed with the local planning authority and

expert bodies as early as possible.

44. Local planning authorities should publish a list of their information requirements for

applications for planning permission. These requirements should be kept to the

minimum needed to make decisions, and should be reviewed at least every two

years. Local planning authorities should only request supporting information that is

relevant, necessary and material to the application in question.

45. Local planning authorities should consult the appropriate bodies when considering

applications for the siting of, or changes to, major hazard sites, installations or

pipelines, or for development around them.

46. Applicants and local planning authorities should consider the potential for voluntary

planning performance agreements, where this might achieve a faster and more

effective application process. Planning performance agreements are likely to be

needed for applications that are particularly large or complex to determine.

Determining applications

47. Planning law requires that applications for planning permission be determined in

accordance with the development plan, unless material considerations indicate

otherwise. Decisions on applications should be made as quickly as possible, and

within statutory timescales unless a longer period has been agreed by the applicant

in writing.

48. Local planning authorities may give weight to relevant policies in emerging plans

according to:

a) the stage of preparation of the emerging plan (the more advanced its

preparation, the greater the weight that may be given);

b) the extent to which there are unresolved objections to relevant policies (the less

significant the unresolved objections, the greater the weight that may be given);

and

c) the degree of consistency of the relevant policies in the emerging plan to this

Framework (the closer the policies in the emerging plan to the policies in the

Framework, the greater the weight that may be given)

49. However, in the context of the Framework – and in particular the presumption in

favour of sustainable development – arguments that an application is premature

are unlikely to justify a refusal of planning permission other than in the limited

circumstances where both:

a) the development proposed is so substantial, or its cumulative effect would be so

significant, that to grant permission would undermine the plan-making process

by predetermining decisions about the scale, location or phasing of new

development that are central to an emerging plan; and

b) the emerging plan is at an advanced stage but is not yet formally part of the

development plan for the area.

During the transitional period for emerging plans consistency should be tested against the version of the

Framework as applicable, as set out in Annex 1.

50. Refusal of planning permission on grounds of prematurity will seldom be justified

where a draft plan has yet to be submitted for examination; or – in the case of a

neighbourhood plan – before the end of the local planning authority publicity period

on the draft plan. Where planning permission is refused on grounds of prematurity,

the local planning authority will need to indicate clearly how granting permission for

the development concerned would prejudice the outcome of the plan-making

process.

Tailoring planning controls to local circumstances

51. Local planning authorities are encouraged to use Local Development Orders to set

the planning framework for particular areas or categories of development where the

impacts would be acceptable, and in particular where this would promote

economic, social or environmental gains for the area.

52. Communities can use Neighbourhood Development Orders and Community Right

to Build Orders to grant planning permission. These require the support of the local

community through a referendum. Local planning authorities should take a

proactive and positive approach to such proposals, working collaboratively with

community organisations to resolve any issues before draft orders are submitted for

examination.

53. The use of Article 4 directions to remove national permitted development rights

should:

a) where they relate to change from non-residential use to residential use, be

limited to situations where an Article 4 direction is necessary to avoid wholly

unacceptable adverse impacts (this could include the loss of the essential core

of a primary shopping area which would seriously undermine its vitality and

viability, but would be very unlikely to extend to the whole of a town centre)

b) in other cases, be limited to situations where an Article 4 direction is necessary

to protect local amenity or the well-being of the area (this could include the use

of Article 4 directions to require planning permission for the demolition of local

facilities)

c) in all cases, be based on robust evidence, and apply to the smallest

geographical area possible.

54. Similarly, planning conditions should not be used to restrict national permitted

development rights unless there is clear justification to do so.

Planning conditions and obligations

55. Local planning authorities should consider whether otherwise unacceptable

development could be made acceptable through the use of conditions or planning

obligations. Planning obligations should only be used where it is not possible to

address unacceptable impacts through a planning condition.

56. Planning conditions should be kept to a minimum and only imposed where they are

necessary, relevant to planning and to the development to be permitted,

enforceable, precise and reasonable in all other respects. Agreeing conditions early

is beneficial to all parties involved in the process and can speed up decision-

making. Conditions that are required to be discharged before development

commences should be avoided, unless there is a clear justification

57. Planning obligations must only be sought where they meet all of the following

tests

a) necessary to make the development acceptable in planning terms;

b) directly related to the development; and

c) fairly and reasonably related in scale and kind to the development.

58. Where up-to-date policies have set out the contributions expected from

development, planning applications that comply with them should be assumed to

be viable. It is up to the applicant to demonstrate whether particular circumstances

justify the need for a viability assessment at the application stage. The weight to be

given to a viability assessment is a matter for the decision maker, having regard to

all the circumstances in the case, including whether the plan and the viability

evidence underpinning it is up to date, and any change in site circumstances since

the plan was brought into force. All viability assessments, including any undertaken

at the plan-making stage, should reflect the recommended approach in national

planning guidance, including standardised inputs, and should be made publicly

available.

Enforcement

59. Effective enforcement is important to maintain public confidence in the planning

system. Enforcement action is discretionary, and local planning authorities should

act proportionately in responding to suspected breaches of planning control. They

should consider publishing a local enforcement plan to manage enforcement

proactively, in a way that is appropriate to their area. This should set out how they

will monitor the implementation of planning permissions, investigate alleged cases

of unauthorised development and take action where appropriate.

Sections 100ZA(4-6) of the Town and Country Planning Act 1990 will require the applicant’s written

agreement to the terms of a pre-commencement condition, unless prescribed circumstances apply.

Set out in Regulation 122(2) of the Community Infrastructure Levy Regulations 2010.

5. Delivering a sufficient supply of homes

60. To support the Government’s objective of significantly boosting the supply of

homes, it is important that a sufficient amount and variety of land can come forward

where it is needed, that the needs of groups with specific housing requirements are

addressed and that land with permission is developed without unnecessary delay.

The overall aim should be to meet as much of an area’s identified housing need as

possible, including with an appropriate mix of housing types for the local

community.

61. To determine the minimum number of homes needed, strategic policies should be

informed by a local housing need assessment, conducted using the standard

method in national planning guidance. The outcome of the standard method is an

advisory starting-point for establishing a housing requirement for the area (see

paragraph 67 below). There may be exceptional circumstances, including relating

to the particular demographic characteristics of an area

which justify an

alternative approach to assessing housing need; in which case the alternative

approach should also reflect current and future demographic trends and market

signals. In addition to the local housing need figure, any needs that cannot be met

within neighbouring areas should also be taken into account in establishing the

amount of housing to be planned for

62. The standard method incorporates an uplift which applies to certain cities and

urban centres, as set out in national planning guidance. This uplift should be

accommodated within those cities and urban centres themselves except where

there are voluntary cross boundary redistribution agreements in place, or where it

would conflict with the policies in this Framework

63. Within this context of establishing need, the size, type and tenure of housing

needed for different groups in the community should be assessed and reflected in

planning policies. These groups should include (but are not limited to) those who

require affordable housing; families with children; older people (including those who

require retirement housing, housing-with-care and care homes); students; people

with disabilities; service families; travellers

; people who rent their homes and

people wishing to commission or build their own homes

Such particular demographic characteristics could, for example, include areas that are islands with no land

bridge that have a significant proportion of elderly residents.

Transitional arrangements are set out in Annex 1

In doing so, strategic policies should promote an effective use of land and optimise site densities in

accordance with chapter 11. This is to ensure that homes are built in the right places, to prioritise brownfield and

other under-utilised urban sites, to utilise existing infrastructure, and to allow people to live near the services

they rely on, making travel patterns more sustainable.

Planning Policy for Traveller Sites sets out how travellers’ housing needs should be assessed for those

covered by the definition in Annex 1 of that document.

Under section 1 of the Self Build and Custom Housebuilding Act 2015, local authorities are required to keep a

They are also subject to duties under sections 2 and 2A of the Act to have regard to this and to give enough

suitable development permissions to meet the identified demand. Self and custom-build properties could

provide market or affordable housing.

64. Where a need for affordable housing is identified, planning policies should specify

the type of affordable housing required

, and expect it to be met on-site unless:

a) off-site provision or an appropriate financial contribution in lieu can be robustly

justified; and

b) the agreed approach contributes to the objective of creating mixed and

balanced communities.

65. Provision of affordable housing should not be sought for residential developments

that are not major developments, other than in designated rural areas (where

policies may set out a lower threshold of 5 units or fewer). To support the re-use of

brownfield land, where vacant buildings are being reused or redeveloped, any

affordable housing contribution due should be reduced by a proportionate

amount

66. Where major development involving the provision of housing is proposed, planning

policies and decisions should expect at least 10% of the total number of homes to

be available for affordable home ownership

, unless this would exceed the level of

affordable housing required in the area, or significantly prejudice the ability to meet

the identified affordable housing needs of specific groups. Exemptions to this 10%

requirement should also be made where the site or proposed development:

a) provides solely for Build to Rent homes;

b) provides specialist accommodation for a group of people with specific needs

(such as purpose-built accommodation for the elderly or students);

c) is proposed to be developed by people who wish to build or commission their

own homes; or

d) is exclusively for affordable housing, a community-led development

exception site or a rural exception site.

67. Strategic policy-making authorities should establish a housing requirement figure

for their whole area, which shows the extent to which their identified housing need

(and any needs that cannot be met within neighbouring areas) can be met over the

plan period. The requirement may be higher than the identified housing need if, for

example, it includes provision for neighbouring areas, or reflects growth ambitions

linked to economic development or infrastructure investment. Within this overall

requirement, strategic policies should also set out a housing requirement for

designated neighbourhood areas which reflects the overall strategy for the pattern

and scale of development and any relevant allocations

. Once the strategic

policies have been adopted, these figures should not need re-testing at the

neighbourhood plan examination, unless there has been a significant change in

Applying the definition in Annex 2 to this Framework.

Equivalent to the existing gross floorspace of the existing buildings. This does not apply to vacant buildings

which have been abandoned.

As part of the overall affordable housing contribution from the site.

Except where a Mayoral, combined authority or high-level joint plan is being prepared as a framework for

strategic policies at the individual local authority level; in which case it may be most appropriate for the local

authority plans to provide the requirement figure.

circumstances that affects the requirement.

68. Where it is not possible to provide a requirement figure for a neighbourhood area

the local planning authority should provide an indicative figure, if requested to do so

by the neighbourhood planning body. This figure should take into account factors

such as the latest evidence of local housing need, the population of the

neighbourhood area and the most recently available planning strategy of the local

planning authority.

Identifying land for homes

69. Strategic policy-making authorities should have a clear understanding of the land

available in their area through the preparation of a strategic housing land

availability assessment. From this, planning policies should identify a sufficient

supply and mix of sites, taking into account their availability, suitability and likely

economic viability. Planning policies should identify a supply of:

a) specific, deliverable sites for five years following the intended date of adoption

;

and

b) specific, developable sites or broad locations for growth, for the subsequent

years 6-10 and, where possible, for years 11-15 of the remaining plan

period.

70. Small and medium sized sites can make an important contribution to meeting the

housing requirement of an area, and are often built-out relatively quickly. To

promote the development of a good mix of sites local planning authorities should:

a) identify, through the development plan and brownfield registers, land to

accommodate at least 10% of their housing requirement on sites no larger than

one hectare; unless it can be shown, through the preparation of relevant plan

policies, that there are strong reasons why this 10% target cannot be achieved;

b) seek opportunities, through policies and decisions, to support small sites to come

forward for community-led development for housing and self-build and custom-

build housing;

c) use tools such as area-wide design assessments, permission in principle

and Local Development Orders to help bring small and medium sized

sites forward;

d) support the development of windfall sites through their policies and decisions –

giving great weight to the benefits of using suitable sites within existing

settlements for homes; and

e) work with developers to encourage the sub-division of large sites where this

could help to speed up the delivery of homes.

Because a neighbourhood area is designated at a late stage in the strategic policy-making process, or after

strategic policies have been adopted; or in instances where strategic policies for housing are out of date.

With an appropriate buffer, as set out in paragraph 77. See Glossary for definitions of deliverable and

developable.

71. Neighbourhood planning groups should also give particular consideration to the

opportunities for allocating small and medium-sized sites (of a size consistent with

paragraph 70a) suitable for housing in their area.

72. Where an allowance is to be made for windfall sites as part of anticipated supply,

there should be compelling evidence that they will provide a reliable source of

supply. Any allowance should be realistic having regard to the strategic housing

land availability assessment, historic windfall delivery rates and expected future

trends. Plans should consider the case for setting out policies to resist

inappropriate development of residential gardens, for example where development

would cause harm to the local area.

73. Local planning authorities should support the development of exception sites for

community-led development

(as defined in Annex 2) on sites that would not

otherwise be suitable as rural exception sites. These sites should be on land which

is not already allocated for housing and should:

a) comprise community-led development that includes one or more types of

affordable housing as defined in Annex 2 of this Framework. A proportion of

market homes may be allowed on the site at the local planning authority’s

discretion, for example where essential to enable the delivery of affordable

units without grant funding; and

b) be adjacent to existing settlements, proportionate in size to them

, not

compromise the protection given to areas or assets of particular importance in

this Framework

, and comply with any local design policies and standards.

74. The supply of large numbers of new homes can often be best achieved through

planning for larger scale development, such as new settlements or significant

extensions to existing villages and towns, provided they are well located and

designed, and supported by the necessary infrastructure and facilities (including a

genuine choice of transport modes). Working with the support of their communities,

and with other authorities if appropriate, strategic policy-making authorities should

identify suitable locations for such development where this can help to meet

identified needs in a sustainable way. In doing so, they should:

a) consider the opportunities presented by existing or planned investment in

infrastructure, the area’s economic potential and the scope for net

environmental gains;

b) ensure that their size and location will support a sustainable community, with

sufficient access to services and employment opportunities within the

development itself (without expecting an unrealistic level of self-containment), or

in larger towns to which there is good access;

c) set clear expectations for the quality of the places to be created and how this

This exception site policy does not replace the First Homes exception policy set out in the Affordable Homes

Update Written Ministerial Statement, dated 24 May 2021, which remains extant policy.

Community-led development exception sites should not be larger than one hectare in size or exceed 5% of

the size of the existing settlement.

i.e. the areas referred to in footnote 7.

can be maintained (such as by following Garden City principles); and ensure

that appropriate tools such as masterplans and design guides or codes are

used to secure a variety of well-designed and beautiful homes to meet the

needs of different groups in the community;

d) make a realistic assessment of likely rates of delivery, given the lead-in times

for large scale sites, and identify opportunities for supporting rapid

implementation (such as through joint ventures or locally-led development

corporations)

; and

e) consider whether it is appropriate to establish Green Belt around or adjoining

new developments of significant size.

Maintaining supply and delivery

75. Strategic policies should include a trajectory illustrating the expected rate of

housing delivery over the plan period, and all plans should consider whether it is

appropriate to set out the anticipated rate of development for specific sites. Local

planning authorities should monitor their deliverable land supply against their

housing requirement, as set out in adopted strategic policies.

76. Local planning authorities are not required to identify and update annually a supply

of specific deliverable sites sufficient to provide a minimum of five years’ worth of

housing for decision making purposes if the following criteria are met

a) their adopted plan is less than five years old; and

b) that adopted plan identified at least a five year supply of specific, deliverable

sites at the time that its examination concluded.

77. In all other circumstances, local planning authorities should identify and update

annually a supply of specific deliverable sites sufficient to provide either a

minimum of five years’ worth of housing

, or a minimum of four years’ worth of

housing if the provisions in paragraph 226 apply. The supply should be

demonstrated against either the housing requirement set out in adopted strategic

policies, or against the local housing need where the strategic policies are more

than five years old

. Where there has been significant under delivery of housing

over the previous three years

, the supply of specific deliverable sites should in

addition include a buffer of 20% (moved forward from later in the plan period).

The delivery of large scale developments may need to extend beyond an individual plan period, and the

associated infrastructure requirements may not be capable of being identified fully at the outset. Anticipated

rates of delivery and infrastructure requirements should, therefore, be kept under review and reflected as

policies are updated.

Transitional provisions relating to the application of this paragraph are set out in footnote 79.

For the avoidance of doubt, a five year supply of deliverable sites for travellers – as defined in Annex 1 to

Planning Policy for Traveller Sites – should be assessed separately, in line with the policy in that document.

Unless these strategic policies have been reviewed and found not to require updating. Where local housing

need is used as the basis for assessing whether a five year supply of specific deliverable sites exists, it should

be calculated using the standard method set out in national planning guidance.

This will be measured against the Housing Delivery Test, where this indicates that delivery was below 85% of

the housing requirement. For clarity, authorities that are not required to continually demonstrate a 5 year

housing land supply should disregard this requirement.

National planning guidance provides further information on calculating the housing

land supply, including the circumstances in which past shortfalls or over-supply

can be addressed.

78. Where the criteria in paragraph 76 are not met, a local planning authority may

confirm the existence of a five-year supply of deliverable housing sites (with a 20%

buffer if applicable) through an annual position statement which:

a) has been produced through engagement with developers and others who have

an impact on delivery, and been considered by the Secretary of State; and

b) incorporates the recommendation of the Secretary of State, where the position

on specific sites could not be agreed during the engagement process.

79. To maintain the supply of housing, local planning authorities should monitor

progress in building out sites which have permission. Where the Housing Delivery

Test indicates that delivery has fallen below the local planning authority’s housing

requirement over the previous three years, the following policy consequences

should apply:

a) where delivery falls below 95% of the requirement over the previous three

years, the authority should prepare an action plan to assess the causes of

under-delivery and identify actions to increase delivery in future years;

b) where delivery falls below 85% of the requirement over the previous three

years, the authority should include a buffer of 20% to their identified supply of

specific deliverable sites as set out in paragraph 77 of this framework, in

addition to the requirement for an action plan.

c) where delivery falls below 75% of the requirement over the previous three

years, the presumption in favour of sustainable development applies, as set out

in footnote 8 of this Framework, in addition to the requirements for an action

plan and 20% buffer.

80. The Housing Delivery Test consequences set out above will apply the day following

the annual publication of the Housing Delivery Test results, at which point they

supersede previously published results. Until new Housing Delivery Test results are

published, the previously published result should be used.

81. To help ensure that proposals for housing development are implemented in a timely

manner, local planning authorities should consider imposing a planning condition

providing that development must begin within a timescale shorter than the relevant

default period, where this would expedite the development without threatening its

deliverability or viability. For major development involving the provision of housing,

local planning authorities should also assess why any earlier grant of planning

permission for a similar development on the same site did not start.

Rural housing

82. In rural areas, planning policies and decisions should be responsive to local

circumstances and support housing developments that reflect local needs,

including proposals for community-led development for housing. Local planning

authorities should support opportunities to bring forward rural exception sites that

will provide affordable housing to meet identified local needs, and consider

whether allowing some market housing on these sites would help to facilitate this.

83. To promote sustainable development in rural areas, housing should be located

where it will enhance or maintain the vitality of rural communities. Planning policies

should identify opportunities for villages to grow and thrive, especially where this

will support local services. Where there are groups of smaller settlements,

development in one village may support services in a village nearby.

84. Planning policies and decisions should avoid the development of isolated homes in

the countryside unless one or more of the following circumstances apply:

a) there is an essential need for a rural worker, including those taking majority

control of a farm business, to live permanently at or near their place of work in

the countryside;

b) the development would represent the optimal viable use of a heritage asset or

would be appropriate enabling development to secure the future of heritage

assets;

c) the development would re-use redundant or disused buildings and enhance its

immediate setting;

d) the development would involve the subdivision of an existing residential

building; or

e) the design is of exceptional quality, in that it:

- is truly outstanding, reflecting the highest standards in architecture, and

would help to raise standards of design more generally in rural areas; and

- would significantly enhance its immediate setting, and be sensitive to the

defining characteristics of the local area.

6. Building a strong, competitive economy

85. Planning policies and decisions should help create the conditions in which

businesses can invest, expand and adapt. Significant weight should be placed on

the need to support economic growth and productivity, taking into account both

local business needs and wider opportunities for development. The approach taken

should allow each area to build on its strengths, counter any weaknesses and

address the challenges of the future. This is particularly important where Britain can

be a global leader in driving innovation

, and in areas with high levels of

productivity, which should be able to capitalise on their performance and potential.

86. Planning policies should:

a) set out a clear economic vision and strategy which positively and proactively

encourages sustainable economic growth, having regard to Local Industrial

Strategies and other local policies for economic development and regeneration;

b) set criteria, or identify strategic sites, for local and inward investment to match

the strategy and to meet anticipated needs over the plan period;

c) seek to address potential barriers to investment, such as inadequate

infrastructure, services or housing, or a poor environment; and

d) be flexible enough to accommodate needs not anticipated in the plan, allow for

new and flexible working practices (such as live-work accommodation), and to

enable a rapid response to changes in economic circumstances.

87. Planning policies and decisions should recognise and address the specific

locational requirements of different sectors. This includes making provision for

clusters or networks of knowledge and data-driven, creative or high technology

industries; and for storage and distribution operations at a variety of scales and in

suitably accessible locations.

Supporting a prosperous rural economy

88. Planning policies and decisions should enable:

a) the sustainable growth and expansion of all types of business in rural areas,

both through conversion of existing buildings and well-designed, beautiful new

buildings;

b) the development and diversification of agricultural and other land-based rural

businesses;

The Government’s Industrial Strategy sets out a vision to drive productivity improvements across the UK,

identifies a number of Grand Challenges facing all nations, and sets out a delivery programme to make the

UK a leader in four of these: artificial intelligence and big data; clean growth; future mobility; and catering for

an ageing society. HM Government (2017) Industrial Strategy: Building a Britain fit for the future.

c) sustainable rural tourism and leisure developments which respect the character

of the countryside; and

d) the retention and development of accessible local services and community

facilities, such as local shops, meeting places, sports venues, open space,

cultural buildings, public houses and places of worship.

89. Planning policies and decisions should recognise that sites to meet local business

and community needs in rural areas may have to be found adjacent to or beyond

existing settlements, and in locations that are not well served by public transport. In

these circumstances it will be important to ensure that development is sensitive to

its surroundings, does not have an unacceptable impact on local roads and exploits

any opportunities to make a location more sustainable (for example by improving

the scope for access on foot, by cycling or by public transport). The use of

previously developed land, and sites that are physically well-related to existing

settlements, should be encouraged where suitable opportunities exist.

7. Ensuring the vitality of town centres

90. Planning policies and decisions should support the role that town centres play at

the heart of local communities, by taking a positive approach to their growth,

management and adaptation. Planning policies should:

a) define a network and hierarchy of town centres and promote their long-term

vitality and viability – by allowing them to grow and diversify in a way that can

respond to rapid changes in the retail and leisure industries, allows a suitable

mix of uses (including housing) and reflects their distinctive characters;

b) define the extent of town centres and primary shopping areas, and make clear

the range of uses permitted in such locations, as part of a positive strategy for

the future of each centre;

c) retain and enhance existing markets and, where appropriate, re-introduce or

create new ones;

d) allocate a range of suitable sites in town centres to meet the scale and type of

development likely to be needed, looking at least ten years ahead. Meeting

anticipated needs for retail, leisure, office and other main town centre uses over

this period should not be compromised by limited site availability, so town centre

boundaries should be kept under review where necessary;

e) where suitable and viable town centre sites are not available for main town

centre uses, allocate appropriate edge of centre sites that are well connected to

the town centre. If sufficient edge of centre sites cannot be identified, policies

should explain how identified needs can be met in other accessible locations

that are well connected to the town centre; and

f) recognise that residential development often plays an important role in ensuring

the vitality of centres and encourage residential development on appropriate

sites.

91. Local planning authorities should apply a sequential test to planning applications for

main town centre uses which are neither in an existing centre nor in accordance

with an up-to-date plan. Main town centre uses should be located in town centres,

then in edge of centre locations; and only if suitable sites are not available (or

expected to become available within a reasonable period) should out of centre sites

be considered.

92. When considering edge of centre and out of centre proposals, preference should

be given to accessible sites which are well connected to the town centre.

Applicants and local planning authorities should demonstrate flexibility on issues

such as format and scale, so that opportunities to utilise suitable town centre or

edge of centre sites are fully explored.

93. This sequential approach should not be applied to applications for small scale rural

offices or other small scale rural development.

94. When assessing applications for retail and leisure development outside town

centres, which are not in accordance with an up-to-date plan, local planning

authorities should require an impact assessment if the development is over a

proportionate, locally set floorspace threshold (if there is no locally set threshold,

the default threshold is 2,500m

of gross floorspace). This should include

assessment of:

a) the impact of the proposal on existing, committed and planned public and

private investment in a centre or centres in the catchment area of the proposal;

and

b) the impact of the proposal on town centre vitality and viability, including local

consumer choice and trade in the town centre and the wider retail catchment

(as applicable to the scale and nature of the scheme).

95. Where an application fails to satisfy the sequential test or is likely to have

significant adverse impact on one or more of the considerations in paragraph 94, it

should be refused.

8. Promoting healthy and safe communities

96. Planning policies and decisions should aim to achieve healthy, inclusive and safe

places and beautiful buildings which:

a) promote social interaction, including opportunities for meetings between people

who might not otherwise come into contact with each other – for example

through mixed-use developments, strong neighbourhood centres, street layouts

that allow for easy pedestrian and cycle connections within and between

neighbourhoods, and active street frontages;

b) are safe and accessible, so that crime and disorder, and the fear of crime, do

not undermine the quality of life or community cohesion – for example through

the use of beautiful, well-designed, clear and legible pedestrian and cycle

routes, and high quality public space, which encourage the active and

continual use of public areas; and

c) enable and support healthy lifestyles, especially where this would address

identified local health and well-being needs – for example through the provision

of safe and accessible green infrastructure, sports facilities, local shops, access

to healthier food, allotments and layouts that encourage walking and cycling.

97. To provide the social, recreational and cultural facilities and services the community

needs, planning policies and decisions should:

a) plan positively for the provision and use of shared spaces, community facilities

(such as local shops, meeting places, sports venues, open space, cultural

buildings, public houses and places of worship) and other local services to

enhance the sustainability of communities and residential environments;

b) take into account and support the delivery of local strategies to improve health,

social and cultural well-being for all sections of the community;

c) guard against the unnecessary loss of valued facilities and services, particularly

where this would reduce the community’s ability to meet its day-to-day needs;

d) ensure that established shops, facilities and services are able to develop and

modernise, and are retained for the benefit of the community; and

e) ensure an integrated approach to considering the location of housing, economic

uses and community facilities and services.

98. Planning policies and decisions should consider the social, economic and

environmental benefits of estate regeneration. Local planning authorities should

use their planning powers to help deliver estate regeneration to a high standard.

99. It is important that a sufficient choice of school places is available to meet the

needs of existing and new communities. Local planning authorities should take a

proactive, positive and collaborative approach to meeting this requirement, and to

development that will widen choice in education. They should:

a) give great weight to the need to create, expand or alter schools through the

preparation of plans and decisions on applications; and

b) work with school promoters, delivery partners and statutory bodies to identify

and resolve key planning issues before applications are submitted.

100. To ensure faster delivery of other public service infrastructure such as further

education colleges, hospitals and criminal justice accommodation, local planning

authorities should also work proactively and positively with promoters, delivery

partners and statutory bodies to plan for required facilities and resolve key

planning issues before applications are submitted.

101. Planning policies and decisions should promote public safety and take into account

wider security and defence requirements by:

a) anticipating and addressing possible malicious threats and natural hazards,

especially in locations where large numbers of people are expected to

congregate

. Policies for relevant areas (such as town centre and regeneration

frameworks), and the layout and design of developments, should be informed

by the most up-to-date information available from the police and other agencies

about the nature of potential threats and their implications. This includes

appropriate and proportionate steps that can be taken to reduce vulnerability,

increase resilience and ensure public safety and security; and

b) recognising and supporting development required for operational defence and

security purposes, and ensuring that operational sites are not affected adversely

by the impact of other development proposed in the area.

Open space and recreation

102. Access to a network of high quality open spaces and opportunities for sport and

physical activity is important for the health and well-being of communities, and can

deliver wider benefits for nature and support efforts to address climate change.

Planning policies should be based on robust and up-to-date assessments of the

need for open space, sport and recreation facilities (including quantitative or

qualitative deficits or surpluses) and opportunities for new provision. Information

gained from the assessments should be used to determine what open space, sport

and recreational provision is needed, which plans should then seek to

accommodate.

103. Existing open space, sports and recreational buildings and land, including

playing fields, should not be built on unless:

a) an assessment has been undertaken which has clearly shown the open space,

buildings or land to be surplus to requirements; or

b) the loss resulting from the proposed development would be replaced by

equivalent or better provision in terms of quantity and quality in a suitable

This includes transport hubs, night-time economy venues, cinemas and theatres, sports stadia and arenas,

shopping centres, health and education establishments, places of worship, hotels and restaurants, visitor

attractions and commercial centres.

location; or

c) the development is for alternative sports and recreational provision, the benefits

of which clearly outweigh the loss of the current or former use.

104. Planning policies and decisions should protect and enhance public rights of way

and access, including taking opportunities to provide better facilities for users, for

example by adding links to existing rights of way networks including National

Trails.

105. The designation of land as Local Green Space through local and neighbourhood

plans allows communities to identify and protect green areas of particular

importance to them. Designating land as Local Green Space should be consistent

with the local planning of sustainable development and complement investment

in sufficient homes, jobs and other essential services. Local Green Spaces

should only be designated when a plan is prepared or updated, and be capable

of enduring beyond the end of the plan period.

106. The Local Green Space designation should only be used where the green space

is:

a) in reasonably close proximity to the community it serves;

b) demonstrably special to a local community and holds a particular local

significance, for example because of its beauty, historic significance,

recreational value (including as a playing field), tranquillity or richness of its

wildlife; and

c) local in character and is not an extensive tract of land.

107. Policies for managing development within a Local Green Space should be

consistent with those for Green Belts.

9. Promoting sustainable transport

108. Transport issues should be considered from the earliest stages of plan-making

and development proposals, so that:

a) the potential impacts of development on transport networks can be addressed;

b) opportunities from existing or proposed transport infrastructure, and changing

transport technology and usage, are realised – for example in relation to the

scale, location or density of development that can be accommodated;

c) opportunities to promote walking, cycling and public transport use are identified

and pursued;

d) the environmental impacts of traffic and transport infrastructure can be

identified, assessed and taken into account – including appropriate

opportunities for avoiding and mitigating any adverse effects, and for net

environmental gains; and

e) patterns of movement, streets, parking and other transport considerations are

integral to the design of schemes, and contribute to making high quality places.

109. The planning system should actively manage patterns of growth in support of

these objectives. Significant development should be focused on locations which

are or can be made sustainable, through limiting the need to travel and offering a

genuine choice of transport modes. This can help to reduce congestion and

emissions, and improve air quality and public health. However, opportunities to

maximise sustainable transport solutions will vary between urban and rural areas,

and this should be taken into account in both plan-making and decision-making.

110. Planning policies should:

a) support an appropriate mix of uses across an area, and within larger scale sites,

to minimise the number and length of journeys needed for employment,

shopping, leisure, education and other activities;

b) be prepared with the active involvement of local highways authorities, other

transport infrastructure providers and operators and neighbouring councils, so

that strategies and investments for supporting sustainable transport and

development patterns are aligned;

c) identify and protect, where there is robust evidence, sites and routes which

could be critical in developing infrastructure to widen transport choice and

realise opportunities for large scale development;

d) provide for attractive and well-designed walking and cycling networks with

supporting facilities such as secure cycle parking (drawing on Local Cycling and

Walking Infrastructure Plans);

e) provide for any large scale transport facilities that need to be located in the

area

, and the infrastructure and wider development required to support their

operation, expansion and contribution to the wider economy. In doing so they

should take into account whether such development is likely to be a nationally

significant infrastructure project and any relevant national policy statements;

and

f) recognise the importance of maintaining a national network of general aviation

airfields, and their need to adapt and change over time – taking into account

their economic value in serving business, leisure, training and emergency

service needs, and the Government’s General Aviation Strategy

111. If setting local parking standards for residential and non-residential

development, policies should take into account:

a) the accessibility of the development;

b) the type, mix and use of development;

c) the availability of and opportunities for public transport;

d) local car ownership levels; and

e) the need to ensure an adequate provision of spaces for charging plug-in and

other ultra-low emission vehicles.

112. Maximum parking standards for residential and non-residential development should

only be set where there is a clear and compelling justification that they are

necessary for managing the local road network, or for optimising the density of

development in city and town centres and other locations that are well served by

public transport (in accordance with chapter 11 of this Framework). In town centres,

local authorities should seek to improve the quality of parking so that it is

convenient, safe and secure, alongside measures to promote accessibility for

pedestrians and cyclists.

113. Planning policies and decisions should recognise the importance of providing

adequate overnight lorry parking facilities, taking into account any local shortages,

to reduce the risk of parking in locations that lack proper facilities or could cause a

nuisance. Proposals for new or expanded distribution centres should make

provision for sufficient lorry parking to cater for their anticipated use.

Considering development proposals

114. In assessing sites that may be allocated for development in plans, or specific

applications for development, it should be ensured that:

Policies for large scale facilities should, where necessary, be developed through collaboration between

strategic policy-making authorities and other relevant bodies. Examples of such facilities include ports, airports,

interchanges for rail freight, public transport projects and roadside services. The primary function of roadside

services should be to support the safety and welfare of the road user (and most such proposals are unlikely to

be nationally significant infrastructure projects).

Department for Transport (2015) General Aviation Strategy.

a) appropriate opportunities to promote sustainable transport modes can be – or

have been – taken up, given the type of development and its location;

b) safe and suitable access to the site can be achieved for all users;

c) the design of streets, parking areas, other transport elements and the content of

associated standards reflects current national guidance, including the National

Design Guide and the National Model Design Code

; and

d) any significant impacts from the development on the transport network (in terms

of capacity and congestion), or on highway safety, can be cost effectively

mitigated to an acceptable degree.

115. Development should only be prevented or refused on highways grounds if there

would be an unacceptable impact on highway safety, or the residual cumulative

impacts on the road network would be severe.

116. Within this context, applications for development should:

a) give priority first to pedestrian and cycle movements, both within the scheme

and with neighbouring areas; and second – so far as possible – to facilitating

access to high quality public transport, with layouts that maximise the catchment

area for bus or other public transport services, and appropriate facilities that

encourage public transport use;

b) address the needs of people with disabilities and reduced mobility in relation to

all modes of transport;

c) create places that are safe, secure and attractive – which minimise the scope

for conflicts between pedestrians, cyclists and vehicles, avoid unnecessary

street clutter, and respond to local character and design standards;

d) allow for the efficient delivery of goods, and access by service and emergency

vehicles; and

e) be designed to enable charging of plug-in and other ultra-low emission vehicles

in safe, accessible and convenient locations.

117. All developments that will generate significant amounts of movement should be

required to provide a travel plan, and the application should be supported by a

transport statement or transport assessment so that the likely impacts of the

proposal can be assessed.

Policies and decisions should not make use of or reflect the former Design Bulletin 32, which was withdrawn

in 2007.

10. Supporting high quality communications

118. Advanced, high quality and reliable communications infrastructure is essential for

economic growth and social well-being. Planning policies and decisions should

support the expansion of electronic communications networks, including next

generation mobile technology (such as 5G) and full fibre broadband connections.

Policies should set out how high quality digital infrastructure, providing access to

services from a range of providers, is expected to be delivered and upgraded over

time; and should prioritise full fibre connections to existing and new developments

(as these connections will, in almost all cases, provide the optimum solution).

119. The number of radio and electronic communications masts, and the sites for such

installations, should be kept to a minimum consistent with the needs of consumers,

the efficient operation of the network and providing reasonable capacity for future

expansion. Use of existing masts, buildings and other structures for new electronic

communications capability (including wireless) should be encouraged. Where new

sites are required (such as for new 5G networks, or for connected transport and

smart city applications), equipment should be sympathetically designed and

camouflaged where appropriate.

120. Local planning authorities should not impose a ban on new electronic

communications development in certain areas, impose blanket Article 4 directions

over a wide area or a wide range of electronic communications development, or

insist on minimum distances between new electronic communications development

and existing development. They should ensure that:

a) they have evidence to demonstrate that electronic communications

infrastructure is not expected to cause significant and irremediable interference

with other electrical equipment, air traffic services or instrumentation operated in

the national interest; and

b) they have considered the possibility of the construction of new buildings or other

structures interfering with broadcast and electronic communications services.

121. Applications for electronic communications development (including applications

for prior approval under the General Permitted Development Order) should be

supported by the necessary evidence to justify the proposed development. This

should include:

a) the outcome of consultations with organisations with an interest in the proposed

development, in particular with the relevant body where a mast is to be installed

near a school or college, or within a statutory safeguarding zone surrounding an

aerodrome, technical site or military explosives storage area; and

b) for an addition to an existing mast or base station, a statement that self-certifies

that the cumulative exposure, when operational, will not exceed International

Commission guidelines on non-ionising radiation protection; or

c) for a new mast or base station, evidence that the applicant has explored the

possibility of erecting antennas on an existing building, mast or other structure

and a statement that self-certifies that, when operational, International

Commission guidelines will be met.

122. Local planning authorities must determine applications on planning grounds only.

They should not seek to prevent competition between different operators, question

the need for an electronic communications system, or set health safeguards

different from the International Commission guidelines for public exposure.

11. Making effective use of land

123. Planning policies and decisions should promote an effective use of land in meeting

the need for homes and other uses, while safeguarding and improving the

environment and ensuring safe and healthy living conditions. Strategic policies

should set out a clear strategy for accommodating objectively assessed needs, in a

way that makes as much use as possible of previously-developed or ‘brownfield’

land

124. Planning policies and decisions should:

a) encourage multiple benefits from both urban and rural land, including through

mixed use schemes and taking opportunities to achieve net environmental gains

– such as developments that would enable new habitat creation or improve

public access to the countryside;

b) recognise that some undeveloped land can perform many functions, such as for

wildlife, recreation, flood risk mitigation, cooling/shading, carbon storage or food

production;

c) give substantial weight to the value of using suitable brownfield land within

settlements for homes and other identified needs, and support appropriate

opportunities to remediate despoiled, degraded, derelict, contaminated or

unstable land;

d) promote and support the development of under-utilised land and buildings,

especially if this would help to meet identified needs for housing where land

supply is constrained and available sites could be used more effectively (for

example converting space above shops, and building on or above service

yards, car parks, lock-ups and railway infrastructure)

; and

e) support opportunities to use the airspace above existing residential and

commercial premises for new homes. In particular, they should allow upward

extensions where the development would be consistent with the prevailing

height and form of neighbouring properties and the overall street scene, is well-

designed (including complying with any local design policies and standards),

and can maintain safe access and egress for occupiers. They should also allow

mansard roof extensions on suitable properties

where their external

appearance harmonises with the original building, including extensions to

terraces where one or more of the terraced houses already has a mansard.

Where there was a tradition of mansard construction locally at the time of the

building’s construction, the extension should emulate it with respect to external

appearance. A condition of simultaneous development should not be imposed

on an application for multiple mansard extensions unless there is an

exceptional justification.

Except where this would conflict with other policies in this Framework, including causing harm to designated

sites of importance for biodiversity.

As part of this approach, plans and decisions should support efforts to identify and bring back into residential

use empty homes and other buildings, supported by the use of compulsory purchase powers where appropriate.

See glossary for further details.

125. Local planning authorities, and other plan-making bodies, should take a proactive

role in identifying and helping to bring forward land that may be suitable for meeting

development needs, including suitable sites on brownfield registers or held in public

ownership, using the full range of powers available to them. This should include

identifying opportunities to facilitate land assembly, supported where necessary by

compulsory purchase powers, where this can help to bring more land forward for

meeting development needs and/or secure better development outcomes.

126. Planning policies and decisions need to reflect changes in the demand for land.

They should be informed by regular reviews of both the land allocated for

development in plans, and of land availability. Where the local planning authority

considers there to be no reasonable prospect of an application coming forward for

the use allocated in a plan:

a) it should, as part of plan updates, reallocate the land for a more deliverable use

that can help to address identified needs (or, if appropriate, deallocate a site

which is undeveloped); and

b) in the interim, prior to updating the plan, applications for alternative uses on the

land should be supported, where the proposed use would contribute to meeting

an unmet need for development in the area.

127. Local planning authorities should also take a positive approach to applications

for alternative uses of land which is currently developed but not allocated for a

specific purpose in plans, where this would help to meet identified development

needs. In particular, they should support proposals to:

a) use retail and employment land for homes in areas of high housing demand,

provided this would not undermine key economic sectors or sites or the vitality

and viability of town centres, and would be compatible with other policies in this

Framework; and

b) make more effective use of sites that provide community services such as

schools and hospitals, provided this maintains or improves the quality of service

provision and access to open space.

Achieving appropriate densities

128. Planning policies and decisions should support development that makes

efficient use of land, taking into account:

a) the identified need for different types of housing and other forms of

development, and the availability of land suitable for accommodating it;

b) local market conditions and viability;

c) the availability and capacity of infrastructure and services – both existing and

proposed – as well as their potential for further improvement and the scope to

promote sustainable travel modes that limit future car use;

d) the desirability of maintaining an area’s prevailing character and setting

(including residential gardens), or of promoting regeneration and change; and

e) the importance of securing well-designed and beautiful, attractive and healthy

places.

129. Area-based character assessments, design guides and codes and masterplans

can be used to help ensure that land is used efficiently while also creating beautiful

and sustainable places. Where there is an existing or anticipated shortage of land

for meeting identified housing needs, it is especially important that planning policies

and decisions avoid homes being built at low densities, and ensure that

developments make optimal use of the potential of each site. In these

circumstances:

a) plans should contain policies to optimise the use of land in their area and meet

as much of the identified need for housing as possible. This will be tested

robustly at examination, and should include the use of minimum density

standards for city and town centres and other locations that are well served by

public transport. These standards should seek a significant uplift in the average

density of residential development within these areas, unless it can be shown

that there are strong reasons why this would be inappropriate;

b) the use of minimum density standards should also be considered for other parts

of the plan area. It may be appropriate to set out a range of densities that reflect

the accessibility and potential of different areas, rather than one broad density

range; and

c) local planning authorities should refuse applications which they consider fail to

make efficient use of land, taking into account the policies in this Framework. In

this context, when considering applications for housing, authorities should take

a flexible approach in applying policies or guidance relating to daylight and

sunlight, where they would otherwise inhibit making efficient use of a site (as

long as the resulting scheme would provide acceptable living standards).

130. In applying paragraphs 129a and b above to existing urban areas, significant uplifts

in the average density of residential development may be inappropriate if the

resulting built form would be wholly out of character with the existing area. Such

circumstances should be evidenced through an authority-wide design code which

is adopted or will be adopted as part of the development plan.

12. Achieving well-designed and beautiful

places

131. The creation of high quality, beautiful and sustainable buildings and places is

fundamental to what the planning and development process should achieve. Good

design is a key aspect of sustainable development, creates better places in which

to live and work and helps make development acceptable to communities. Being

clear about design expectations, and how these will be tested, is essential for

achieving this. So too is effective engagement between applicants, communities,

local planning authorities and other interests throughout the process.

132. Plans should, at the most appropriate level, set out a clear design vision and

expectations, so that applicants have as much certainty as possible about what is

likely to be acceptable. Design policies should be developed with local communities

so they reflect local aspirations, and are grounded in an understanding and

evaluation of each area’s defining characteristics. Neighbourhood planning groups

can play an important role in identifying the special qualities of each area and

explaining how this should be reflected in development, both through their own

plans and by engaging in the production of design policy, guidance and codes by

local planning authorities and developers.

133. To provide maximum clarity about design expectations at an early stage, all local

planning authorities should prepare design guides or codes consistent with the

principles set out in the National Design Guide and National Model Design Code,

and which reflect local character and design preferences. Design guides and codes

provide a local framework for creating beautiful and distinctive places with a

consistent and high quality standard of design. Their geographic coverage, level of

detail and degree of prescription should be tailored to the circumstances and scale

of change in each place, and should allow a suitable degree of variety.

134. Design guides and codes can be prepared at an area-wide, neighbourhood or site-

specific scale, and to carry weight in decision-making should be produced either as

part of a plan or as supplementary planning documents. Landowners and

developers may contribute to these exercises, but may also choose to prepare

design codes in support of a planning application for sites they wish to develop.

Whoever prepares them, all guides and codes should be based on effective

community engagement and reflect local aspirations for the development of their

area, taking into account the guidance contained in the National Design Guide and

the National Model Design Code. These national documents should be used to

guide decisions on applications in the absence of locally produced design guides or

design codes.

135. Planning policies and decisions should ensure that developments:

a) will function well and add to the overall quality of the area, not just for the short

term but over the lifetime of the development;

b) are visually attractive as a result of good architecture, layout and appropriate

and effective landscaping;

c) are sympathetic to local character and history, including the surrounding built

environment and landscape setting, while not preventing or discouraging

appropriate innovation or change (such as increased densities);

d) establish or maintain a strong sense of place, using the arrangement of streets,

spaces, building types and materials to create attractive, welcoming and

distinctive places to live, work and visit;

e) optimise the potential of the site to accommodate and sustain an appropriate

amount and mix of development (including green and other public space) and

support local facilities and transport networks; and

f) create places that are safe, inclusive and accessible and which promote health

and well-being, with a high standard of amenity for existing and future users

;

and where crime and disorder, and the fear of crime, do not undermine the

quality of life or community cohesion and resilience.

136. Trees make an important contribution to the character and quality of urban

environments, and can also help mitigate and adapt to climate change. Planning

policies and decisions should ensure that new streets are tree-lined

, that

opportunities are taken to incorporate trees elsewhere in developments (such as

parks and community orchards), that appropriate measures are in place to secure

the long-term maintenance of newly-planted trees, and that existing trees are

retained wherever possible. Applicants and local planning authorities should work

with highways officers and tree officers to ensure that the right trees are planted in

the right places, and solutions are found that are compatible with highways

standards and the needs of different users.

137. Design quality should be considered throughout the evolution and assessment of

individual proposals. Early discussion between applicants, the local planning

authority and local community about the design and style of emerging schemes is

important for clarifying expectations and reconciling local and commercial

interests. Applicants should work closely with those affected by their proposals to

evolve designs that take account of the views of the community. Applications that

can demonstrate early, proactive and effective engagement with the community

should be looked on more favourably than those that cannot.

138. Local planning authorities should ensure that they have access to, and make

appropriate use of, tools and processes for assessing and improving the design of

development. The primary means of doing so should be through the preparation

and use of local design codes, in line with the National Model Design Code. For

assessing proposals there is a range of tools including workshops to engage the

local community, design advice and review arrangements, and assessment

frameworks such as Building for a Healthy Life

. These are of most benefit if used

as early as possible in the evolution of schemes, and are particularly important for

significant projects such as large scale housing and mixed use developments. In

Planning policies for housing should make use of the Government’s optional technical standards for

accessible and adaptable housing, where this would address an identified need for such properties. Policies

may also make use of the nationally described space standard, where the need for an internal space standard

can be justified.

Unless, in specific cases, there are clear, justifiable and compelling reasons why this would be inappropriate.

Birkbeck D and Kruczkowski S et al (2020) Building for a Healthy Life

assessing applications, local planning authorities should have regard to the

outcome from these processes, including any recommendations made by design

review panels.

139. Development that is not well designed should be refused, especially where it fails to

reflect local design policies and government guidance on design

, taking into

account any local design guidance and supplementary planning documents such as

design guides and codes. Conversely, significant weight should be given to:

a) development which reflects local design policies and government guidance on

design, taking into account any local design guidance and supplementary

planning documents such as design guides and codes; and/or

b) outstanding or innovative designs which promote high levels of sustainability, or

help raise the standard of design more generally in an area, so long as they fit

in with the overall form and layout of their surroundings.

140. Local planning authorities should ensure that relevant planning conditions refer to

clear and accurate plans and drawings which provide visual clarity about the

design of the development, and are clear about the approved use of materials

where appropriate. This will provide greater certainty for those implementing the

planning permission on how to comply with the permission and a clearer basis for

local planning authorities to identify breaches of planning control. Local planning

authorities should also seek to ensure that the quality of approved development is

not materially diminished between permission and completion, as a result of

changes being made to the permitted scheme (for example through changes to

approved details such as the materials used).

141. The quality and character of places can suffer when advertisements are poorly

sited and designed. A separate consent process within the planning system

controls the display of advertisements, which should be operated in a way which is

simple, efficient and effective. Advertisements should be subject to control only in

the interests of amenity and public safety, taking account of cumulative impacts.

Contained in the National Design Guide and National Model Design Code.

13. Protecting Green Belt land

142. The Government attaches great importance to Green Belts. The fundamental aim

of Green Belt policy is to prevent urban sprawl by keeping land permanently open;

the essential characteristics of Green Belts are their openness and their

permanence.

143. Green Belt serves five purposes:

a) to check the unrestricted sprawl of large built-up areas;

b) to prevent neighbouring towns merging into one another;

c) to assist in safeguarding the countryside from encroachment;

d) to preserve the setting and special character of historic towns; and

e) to assist in urban regeneration, by encouraging the recycling of derelict and

other urban land.

144. The general extent of Green Belts across the country is already established. New

Green Belts should only be established in exceptional circumstances, for example

when planning for larger scale development such as new settlements or major

urban extensions. Any proposals for new Green Belts should be set out in strategic

policies, which should:

a) demonstrate why normal planning and development management policies

would not be adequate;

b) set out whether any major changes in circumstances have made the adoption of

this exceptional measure necessary;

c) show what the consequences of the proposal would be for sustainable

development;

d) demonstrate the necessity for the Green Belt and its consistency with strategic

policies for adjoining areas; and

e) show how the Green Belt would meet the other objectives of the Framework.

145. Once established, there is no requirement for Green Belt boundaries to be reviewed

or changed when plans are being prepared or updated. Authorities may choose to

review and alter Green Belt boundaries where exceptional circumstances are fully

evidenced and justified, in which case proposals for changes should be made only

through the plan-making process. Strategic policies should establish the need for

any changes to Green Belt boundaries, having regard to their intended

permanence in the long term, so they can endure beyond the plan period. Where a

need for changes to Green Belt boundaries has been established through strategic

policies, detailed amendments to those boundaries may be made through non-

strategic policies, including neighbourhood plans.

146. Before concluding that exceptional circumstances exist to justify changes to Green

Belt boundaries, the strategic policy-making authority should be able to

demonstrate that it has examined fully all other reasonable options for meeting its

identified need for development. This will be assessed through the examination of

its strategic policies, which will take into account the preceding paragraph, and

whether the strategy:

a) makes as much use as possible of suitable brownfield sites and underutilised

land;

b) optimises the density of development in line with the policies in chapter 11 of

this Framework, including whether policies promote a significant uplift in

minimum density standards in town and city centres and other locations well

served by public transport; and

c) has been informed by discussions with neighbouring authorities about whether

they could accommodate some of the identified need for development, as

demonstrated through the statement of common ground.

147. When drawing up or reviewing Green Belt boundaries, the need to promote

sustainable patterns of development should be taken into account. Strategic policy-

making authorities should consider the consequences for sustainable development

of channelling development towards urban areas inside the Green Belt boundary,

towards towns and villages inset within the Green Belt or towards locations beyond

the outer Green Belt boundary. Where it has been concluded that it is necessary to

release Green Belt land for development, plans should give first consideration to

land which has been previously-developed and/or is well-served by public

transport. They should also set out ways in which the impact of removing land from

the Green Belt can be offset through compensatory improvements to the

environmental quality and accessibility of remaining Green Belt land.

148. When defining Green Belt boundaries, plans should:

a) ensure consistency with the development plan’s strategy for meeting identified

requirements for sustainable development;

b) not include land which it is unnecessary to keep permanently open;

c) where necessary, identify areas of safeguarded land between the urban area

and the Green Belt, in order to meet longer-term development needs stretching

well beyond the plan period;

d) make clear that the safeguarded land is not allocated for development at the

present time. Planning permission for the permanent development of

safeguarded land should only be granted following an update to a plan which

proposes the development;

e) be able to demonstrate that Green Belt boundaries will not need to be altered at

the end of the plan period; and

f) define boundaries clearly, using physical features that are readily recognisable

and likely to be permanent.

149. If it is necessary to restrict development in a village primarily because of the

important contribution which the open character of the village makes to the

openness of the Green Belt, the village should be included in the Green Belt. If,

however, the character of the village needs to be protected for other reasons, other

means should be used, such as conservation area or normal development

management policies, and the village should be excluded from the Green Belt.

150. Once Green Belts have been defined, local planning authorities should plan

positively to enhance their beneficial use, such as looking for opportunities to

provide access; to provide opportunities for outdoor sport and recreation; to retain

and enhance landscapes, visual amenity and biodiversity; or to improve damaged

and derelict land.

151. The National Forest and Community Forests offer valuable opportunities for

improving the environment around towns and cities, by upgrading the landscape

and providing for recreation and wildlife. The National Forest Strategy and an

approved Community Forest Plan may be a material consideration in preparing

development plans and in deciding planning applications. Any development

proposals within the National Forest and Community Forests in the Green Belt

should be subject to the normal policies for controlling development in Green Belts.

Proposals affecting the Green Belt

152. Inappropriate development is, by definition, harmful to the Green Belt and should

not be approved except in very special circumstances.

153. When considering any planning application, local planning authorities should ensure

that substantial weight is given to any harm to the Green Belt. ‘Very special

circumstances’ will not exist unless the potential harm to the Green Belt by reason

of inappropriateness, and any other harm resulting from the proposal, is clearly

outweighed by other considerations.

154. A local planning authority should regard the construction of new buildings as

inappropriate in the Green Belt. Exceptions to this are:

a) buildings for agriculture and forestry;

b) the provision of appropriate facilities (in connection with the existing use of land

or a change of use) for outdoor sport, outdoor recreation, cemeteries and burial

grounds and allotments; as long as the facilities preserve the openness of the

Green Belt and do not conflict with the purposes of including land within it;

c) the extension or alteration of a building provided that it does not result in

disproportionate additions over and above the size of the original building;

d) the replacement of a building, provided the new building is in the same use and

not materially larger than the one it replaces;

e) limited infilling in villages;

f) limited affordable housing for local community needs under policies set out in

the development plan (including policies for rural exception sites); and

g) limited infilling or the partial or complete redevelopment of previously developed

land, whether redundant or in continuing use (excluding temporary buildings),

which would:

‒ not have a greater impact on the openness of the Green Belt than the

existing development; or

‒ not cause substantial harm to the openness of the Green Belt, where the

development would re-use previously developed land and contribute to

meeting an identified affordable housing need within the area of the local

planning authority.

155. Certain other forms of development are also not inappropriate in the Green Belt

provided they preserve its openness and do not conflict with the purposes of

including land within it. These are:

a) mineral extraction;

b) engineering operations;

c) local transport infrastructure which can demonstrate a requirement for a Green

Belt location;

d) the re-use of buildings provided that the buildings are of permanent and

substantial construction;

e) material changes in the use of land (such as changes of use for outdoor sport or

recreation, or for cemeteries and burial grounds); and

f) development, including buildings, brought forward under a Community Right to

Build Order or Neighbourhood Development Order.

156. When located in the Green Belt, elements of many renewable energy projects

will comprise inappropriate development. In such cases developers will need to

demonstrate very special circumstances if projects are to proceed. Such very

special circumstances may include the wider environmental benefits associated

with increased production of energy from renewable sources.

14. Meeting the challenge of climate change,

flooding and coastal change

157. The planning system should support the transition to a low carbon future in a

changing climate, taking full account of flood risk and coastal change. It should help

to: shape places in ways that contribute to radical reductions in greenhouse gas

emissions, minimise vulnerability and improve resilience; encourage the reuse of

existing resources, including the conversion of existing buildings; and support

renewable and low carbon energy and associated infrastructure.

Planning for climate change

158. Plans should take a proactive approach to mitigating and adapting to climate

change, taking into account the long-term implications for flood risk, coastal change,

water supply, biodiversity and landscapes, and the risk of overheating from rising

temperatures

. Policies should support appropriate measures to ensure the future

resilience of communities and infrastructure to climate change impacts, such as

providing space for physical protection measures, or making provision for the

possible future relocation of vulnerable development and infrastructure.

159. New development should be planned for in ways that:

a) avoid increased vulnerability to the range of impacts arising from climate

change. When new development is brought forward in areas which are

vulnerable, care should be taken to ensure that risks can be managed through

suitable adaptation measures, including through the planning of green

infrastructure; and

b) can help to reduce greenhouse gas emissions, such as through its location,

orientation and design. Any local requirements for the sustainability of buildings

should reflect the Government’s policy for national technical standards.

160. To help increase the use and supply of renewable and low carbon energy and

heat, plans should:

a) provide a positive strategy for energy from these sources, that maximises the

potential for suitable development, and their future re-powering and life

extension, while ensuring that adverse impacts are addressed appropriately

(including cumulative landscape and visual impacts);

b) consider identifying suitable areas for renewable and low carbon energy

sources, and supporting infrastructure, where this would help secure their

development; and

In line with the objectives and provisions of the Climate Change Act 2008.

c) identify opportunities for development to draw its energy supply from

decentralised, renewable or low carbon energy supply systems and for co-

locating potential heat customers and suppliers.

161. Local planning authorities should support community-led initiatives for renewable

and low carbon energy, including developments outside areas identified in local

plans or other strategic policies that are being taken forward through

neighbourhood planning.

162. In determining planning applications, local planning authorities should expect new

development to:

a) comply with any development plan policies on local requirements for

decentralised energy supply unless it can be demonstrated by the applicant,

having regard to the type of development involved and its design, that this is not

feasible or viable; and

b) take account of landform, layout, building orientation, massing and landscaping

to minimise energy consumption.

163. When determining planning applications

for renewable and low carbon

development, local planning authorities should:

a) not require applicants to demonstrate the overall need for renewable or low

carbon energy, and recognise that even small-scale projects provide a valuable

contribution to significant cutting greenhouse gas emissions;

b) approve the application if its impacts are (or can be made) acceptable

. Once

suitable areas for renewable and low carbon energy have been identified in

plans, local planning authorities should expect subsequent applications for

commercial scale projects outside these areas to demonstrate that the

proposed location meets the criteria used in identifying suitable areas; and

c) in the case of applications for the repowering and life-extension of existing

renewable sites, give significant weight to the benefits of utilising an

established site, and approve the proposal if its impacts are or can be

made acceptable.

164. In determining planning applications, local planning authorities should give

significant weight to the need to support energy efficiency and low carbon heating

improvements to existing buildings, both domestic and non-domestic (including

Wind energy development involving one or more turbines can also be permitted through Local

Development Orders, Neighbourhood Development Orders and Community Right to Build Orders. In the

case of Local Development Orders, it should be demonstrated that the planning impacts identified by the

affected local community have been appropriately addressed and the proposal has community support.

Except for applications for the repowering and life-extension of existing wind turbines, a planning

application for wind energy development involving one or more turbines should not be considered acceptable

unless it is in an area identified as suitable for wind energy development in the development plan or a

supplementary planning document; and, following consultation, it can be demonstrated that the planning

impacts identified by the affected local community have been appropriately addressed and the proposal has

community support.

through installation of heat pumps and solar panels where these do not already

benefit from permitted development rights). Where the proposals would affect

conservation areas, listed buildings or other relevant designated heritage assets,

local planning authorities should also apply the policies set out in chapter 16 of this

Framework.

Planning and flood risk

165. Inappropriate development in areas at risk of flooding should be avoided by

directing development away from areas at highest risk (whether existing or future).

Where development is necessary in such areas, the development should be made

safe for its lifetime without increasing flood risk elsewhere.

166. Strategic policies should be informed by a strategic flood risk assessment, and

should manage flood risk from all sources. They should consider cumulative

impacts in, or affecting, local areas susceptible to flooding, and take account of

advice from the Environment Agency and other relevant flood risk management

authorities, such as lead local flood authorities and internal drainage boards.

167. All plans should apply a sequential, risk-based approach to the location of

development – taking into account all sources of flood risk and the current and

future impacts of climate change – so as to avoid, where possible, flood risk to

people and property. They should do this, and manage any residual risk, by:

a) applying the sequential test and then, if necessary, the exception test as set out

below;

b) safeguarding land from development that is required, or likely to be required, for

current or future flood management;

c) using opportunities provided by new development and improvements in green

and other infrastructure to reduce the causes and impacts of flooding, (making

as much use as possible of natural flood management techniques as part of an

integrated approach to flood risk management); and

d) where climate change is expected to increase flood risk so that some existing

development may not be sustainable in the long-term, seeking opportunities to

relocate development, including housing, to more sustainable locations.

168. The aim of the sequential test is to steer new development to areas with the

lowest risk of flooding from any source. Development should not be allocated or

permitted if there are reasonably available sites appropriate for the proposed

development in areas with a lower risk of flooding. The strategic flood risk

assessment will provide the basis for applying this test. The sequential approach

should be used in areas known to be at risk now or in the future from any form of

flooding.

169. If it is not possible for development to be located in areas with a lower risk of

flooding (taking into account wider sustainable development objectives), the

exception test may have to be applied. The need for the exception test will depend

on the potential vulnerability of the site and of the development proposed, in line

with the Flood Risk Vulnerability Classification set out in Annex 3.

170. The application of the exception test should be informed by a strategic or site-

specific flood risk assessment, depending on whether it is being applied during plan

production or at the application stage. To pass the exception test it should be

demonstrated that:

a) the development would provide wider sustainability benefits to the community

that outweigh the flood risk; and

b) the development will be safe for its lifetime taking account of the vulnerability of

its users, without increasing flood risk elsewhere, and, where possible, will

reduce flood risk overall.

171. Both elements of the exception test should be satisfied for development to be

allocated or permitted.

172. Where planning applications come forward on sites allocated in the

development plan through the sequential test, applicants need not apply the

sequential test again. However, the exception test may need to be reapplied if

relevant aspects of the proposal had not been considered when the test was

applied at the plan-making stage, or if more recent information about existing or

potential flood risk should be taken into account.

173. When determining any planning applications, local planning authorities should

ensure that flood risk is not increased elsewhere. Where appropriate, applications

should be supported by a site-specific flood-risk assessment

. Development

should only be allowed in areas at risk of flooding where, in the light of this

assessment (and the sequential and exception tests, as applicable) it can be

demonstrated that:

a) within the site, the most vulnerable development is located in areas of lowest

flood risk, unless there are overriding reasons to prefer a different location;

b) the development is appropriately flood resistant and resilient such that, in the

event of a flood, it could be quickly brought back into use without significant

refurbishment;

c) it incorporates sustainable drainage systems, unless there is clear evidence that

this would be inappropriate;

d) any residual risk can be safely managed; and

e) safe access and escape routes are included where appropriate, as part of an

agreed emergency plan.

A site-specific flood risk assessment should be provided for all development in Flood Zones 2 and 3. In Flood

Zone 1, an assessment should accompany all proposals involving: sites of 1 hectare or more; land which has

been identified by the Environment Agency as having critical drainage problems; land identified in a strategic

flood risk assessment as being at increased flood risk in future; or land that may be subject to other sources of

flooding, where its development would introduce a more vulnerable use.

174. Applications for some minor development and changes of use

should not be

subject to the sequential or exception tests but should still meet the requirements

for site-specific flood risk assessments set out in footnote 59.

175. Major developments should incorporate sustainable drainage systems unless

there is clear evidence that this would be inappropriate. The systems used should:

a) take account of advice from the lead local flood authority;

b) have appropriate proposed minimum operational standards;

c) have maintenance arrangements in place to ensure an acceptable standard of

operation for the lifetime of the development; and

d) where possible, provide multifunctional benefits.

Coastal change

176. In coastal areas, planning policies and decisions should take account of the UK

Marine Policy Statement and marine plans. Integrated Coastal Zone Management

should be pursued across local authority and land/sea boundaries, to ensure

effective alignment of the terrestrial and marine planning regimes.

177. Plans should reduce risk from coastal change by avoiding inappropriate

development in vulnerable areas and not exacerbating the impacts of physical

changes to the coast. They should identify as a Coastal Change Management Area

any area likely to be affected by physical changes to the coast, and:

a) be clear as to what development will be appropriate in such areas and in what

circumstances; and

b) make provision for development and infrastructure that needs to be relocated

away from Coastal Change Management Areas.

178. Development in a Coastal Change Management Area will be appropriate only where

it is demonstrated that:

a) it will be safe over its planned lifetime and not have an unacceptable impact on

coastal change;

b) the character of the coast including designations is not compromised;

c) the development provides wider sustainability benefits; and

d) the

development does not hinder the creation and maintenance of a continuous

signed and managed route around the coast

This includes householder development, small non-residential extensions (with a footprint of less than 250m

)

and changes of use; except for changes of use to a caravan, camping or chalet site, or to a mobile home or park

home site, where the sequential and exception tests should be applied as appropriate.

As required by the Marine and Coastal Access Act 2009.

179. Local planning authorities should limit the planned lifetime of development in a

Coastal Change Management Area through temporary permission and restoration

conditions, where this is necessary to reduce a potentially unacceptable level of

future risk to people and the development.

15. Conserving and enhancing the natural

environment

180. Planning policies and decisions should contribute to and enhance the natural and

local environment by:

a) protecting and enhancing valued landscapes, sites of biodiversity or geological

value and soils (in a manner commensurate with their statutory status or

identified quality in the development plan);

b) recognising the intrinsic character and beauty of the countryside, and the wider

benefits from natural capital and ecosystem services – including the economic

and other benefits of the best and most versatile agricultural land, and of trees

and woodland;

c) maintaining the character of the undeveloped coast, while improving public

access to it where appropriate;

d) minimising impacts on and providing net gains for biodiversity, including by

establishing coherent ecological networks that are more resilient to current and

future pressures;

e) preventing new and existing development from contributing to, being put at

unacceptable risk from, or being adversely affected by, unacceptable levels of

soil, air, water or noise pollution or land instability. Development should,

wherever possible, help to improve local environmental conditions such as air

and water quality, taking into account relevant information such as river basin

management plans; and

f) remediating and mitigating despoiled, degraded, derelict, contaminated and

unstable land, where appropriate.

181. Plans should: distinguish between the hierarchy of international, national and

locally designated sites; allocate land with the least environmental or amenity

value, where consistent with other policies in this Framework

; take a strategic

approach to maintaining and enhancing networks of habitats and green

infrastructure; and plan for the enhancement of natural capital at a catchment or

landscape scale across local authority boundaries.

182. Great weight should be given to conserving and enhancing landscape and scenic

beauty in National Parks, the Broads and Areas of Outstanding Natural Beauty

which have the highest status of protection in relation to these issues. The

conservation and enhancement of wildlife and cultural heritage are also important

considerations in these areas, and should be given great weight in National Parks

Where significant development of agricultural land is demonstrated to be necessary, areas of poorer quality

land should be preferred to those of a higher quality. The availability of agricultural land used for food production

should be considered, alongside the other policies in this Framework, when deciding what sites are most

appropriate for development.

and the Broads

. The scale and extent of development within all these designated

areas should be limited, while development within their setting should be sensitively

located and designed to avoid or minimise adverse impacts on the designated

areas.

183. When considering applications for development within National Parks, the Broads

and Areas of Outstanding Natural Beauty, permission should be refused for major

development

other than in exceptional circumstances, and where it can be

demonstrated that the development is in the public interest. Consideration of such

applications should include an assessment of:

a) the need for the development, including in terms of any national considerations,

and the impact of permitting it, or refusing it, upon the local economy;

b) the cost of, and scope for, developing outside the designated area, or meeting

the need for it in some other way; and

c) any detrimental effect on the environment, the landscape and recreational

opportunities, and the extent to which that could be moderated.

184. Within areas defined as Heritage Coast (and that do not already fall within one of

the designated areas mentioned in paragraph 182), planning policies and decisions

should be consistent with the special character of the area and the importance of its

conservation. Major development within a Heritage Coast is unlikely to be

appropriate, unless it is compatible with its special character.

Habitats and biodiversity

185. To protect and enhance biodiversity and geodiversity, plans should:

a) Identify, map and safeguard components of local wildlife-rich habitats and wider

ecological networks, including the hierarchy of international, national and locally

designated sites of importance for biodiversity

; wildlife corridors and stepping

stones that connect them; and areas identified by national and local

partnerships for habitat management, enhancement, restoration or creation

;

and

promote the conservation, restoration and enhancement of priority habitats,

ecological networks and the protection and recovery of priority species; and

identify and pursue opportunities for securing measurable net gains for

biodiversity.

English National Parks and the Broads: UK Government Vision and Circular 2010 provides further guidance

and information about their statutory purposes, management and other matters.

For the purposes of paragraphs 182 and 183, whether a proposal is ‘major development’ is a matter for the

decision maker, taking into account its nature, scale and setting, and whether it could have a significant adverse

impact on the purposes for which the area has been designated or defined.

Circular 06/2005 provides further guidance in respect of statutory obligations for biodiversity and geological

conservation and their impact within the planning system.

Where areas that are part of the Nature Recovery Network are identified in plans, it may be appropriate to

specify the types of development that may be suitable within them.

186. When determining planning applications, local planning authorities should apply the

following principles:

a) if significant harm to biodiversity resulting from a development cannot be

avoided (through locating on an alternative site with less harmful impacts),

adequately mitigated, or, as a last resort, compensated for, then planning

permission should be refused;

b) development on land within or outside a Site of Special Scientific Interest, and

which is likely to have an adverse effect on it (either individually or in

combination with other developments), should not normally be permitted. The

only exception is where the benefits of the development in the location

proposed clearly outweigh both its likely impact on the features of the site that

make it of special scientific interest, and any broader impacts on the national

network of Sites of Special Scientific Interest;

c) development resulting in the loss or deterioration of irreplaceable habitats (such

as ancient woodland and ancient or veteran trees) should be refused, unless

there are wholly exceptional reasons

and a suitable compensation strategy

exists; and

d) development whose primary objective is to conserve or enhance biodiversity

should be supported; while opportunities to improve biodiversity in and around

developments should be integrated as part of their design, especially where this

can secure measurable net gains for biodiversity or enhance public access to

nature where this is appropriate.

187. The following should be given the same protection as habitats sites:

a) potential Special Protection Areas and possible Special Areas of Conservation;

b) listed or proposed Ramsar sites

; and

c) sites identified, or required, as compensatory measures for adverse effects on

habitats sites, potential Special Protection Areas, possible Special Areas of

Conservation, and listed or proposed Ramsar sites.

188. The presumption in favour of sustainable development does not apply where the

plan or project is likely to have a significant effect on a habitats site (either alone or

in combination with other plans or projects), unless an appropriate assessment has

concluded that the plan or project will not adversely affect the integrity of the

habitats site.

For example, infrastructure projects (including nationally significant infrastructure projects, orders under the

Transport and Works Act and hybrid bills), where the public benefit would clearly outweigh the loss or

deterioration of habitat.

Potential Special Protection Areas, possible Special Areas of Conservation and proposed Ramsar sites are

sites on which Government has initiated public consultation on the scientific case for designation as a Special

Protection Area, candidate Special Area of Conservation or Ramsar site.

Ground conditions and pollution

189. Planning policies and decisions should ensure that:

a) a site is suitable for its proposed use taking account of ground conditions and

any risks arising from land instability and contamination. This includes risks

arising from natural hazards or former activities such as mining, and any

proposals for mitigation including land remediation (as well as potential impacts

on the natural environment arising from that remediation);

b) after remediation, as a minimum, land should not be capable of being

determined as contaminated land under Part IIA of the Environmental Protection

Act 1990; and

c) adequate site investigation information, prepared by a competent person, is

available to inform these assessments.

190. Where a site is affected by contamination or land stability issues, responsibility for

securing a safe development rests with the developer and/or landowner.

191. Planning policies and decisions should also ensure that new development is

appropriate for its location taking into account the likely effects (including

cumulative effects) of pollution on health, living conditions and the natural

environment, as well as the potential sensitivity of the site or the wider area to

impacts that could arise from the development. In doing so they should:

a) mitigate and reduce to a minimum potential adverse impacts resulting from

noise from new development – and avoid noise giving rise to significant adverse

impacts on health and the quality of life

;

b) identify and protect tranquil areas which have remained relatively undisturbed

by noise and are prized for their recreational and amenity value for this reason;

and

c) limit the impact of light pollution from artificial light on local amenity, intrinsically

dark landscapes and nature conservation.

192. Planning policies and decisions should sustain and contribute towards compliance

with relevant limit values or national objectives for pollutants, taking into account

the presence of Air Quality Management Areas and Clean Air Zones, and the

cumulative impacts from individual sites in local areas. Opportunities to improve air

quality or mitigate impacts should be identified, such as through traffic and travel

management, and green infrastructure provision and enhancement. So far as

possible these opportunities should be considered at the plan-making stage, to

ensure a strategic approach and limit the need for issues to be reconsidered when

determining individual applications. Planning decisions should ensure that any new

development in Air Quality Management Areas and Clean Air Zones is consistent

with the local air quality action plan.

See Explanatory Note to the Noise Policy Statement for England (Department for Environment, Food & Rural

Affairs, 2010).

193. Planning policies and decisions should ensure that new development can be

integrated effectively with existing businesses and community facilities (such as

places of worship, pubs, music venues and sports clubs). Existing businesses and

facilities should not have unreasonable restrictions placed on them as a result of

development permitted after they were established. Where the operation of an

existing business or community facility could have a significant adverse effect on

new development (including changes of use) in its vicinity, the applicant (or ‘agent

of change’) should be required to provide suitable mitigation before the

development has been completed.

194. The focus of planning policies and decisions should be on whether proposed

development is an acceptable use of land, rather than the control of processes or

emissions (where these are subject to separate pollution control regimes). Planning

decisions should assume that these regimes will operate effectively. Equally, where

a planning decision has been made on a particular development, the planning

issues should not be revisited through the permitting regimes operated by pollution

control authorities.

16. Conserving and enhancing the historic

environment

195. Heritage assets range from sites and buildings of local historic value to those of the

highest significance, such as World Heritage Sites which are internationally

recognised to be of Outstanding Universal Value

. These assets are an

irreplaceable resource, and should be conserved in a manner appropriate to their

significance, so that they can be enjoyed for their contribution to the quality of life of

existing and future generations

196. Plans should set out a positive strategy for the conservation and enjoyment of the

historic environment, including heritage assets most at risk through neglect, decay

or other threats. This strategy should take into account:

a) the desirability of sustaining and enhancing the significance of heritage assets,

and putting them to viable uses consistent with their conservation;

b) the wider social, cultural, economic and environmental benefits that

conservation of the historic environment can bring;

c) the desirability of new development making a positive contribution to local

character and distinctiveness; and

d) opportunities to draw on the contribution made by the historic environment to

the character of a place.

197. When considering the designation of conservation areas, local planning authorities

should ensure that an area justifies such status because of its special architectural

or historic interest, and that the concept of conservation is not devalued through the

designation of areas that lack special interest.

198. Local planning authorities should maintain or have access to a historic environment

record. This should contain up-to-date evidence about the historic environment in

their area and be used to:

a) assess the significance of heritage assets and the contribution they make to

their environment; and

b) predict the likelihood that currently unidentified heritage assets, particularly sites

of historic and archaeological interest, will be discovered in the future.

Some World Heritage Sites are inscribed by UNESCO to be of natural significance rather than cultural

significance; and in some cases they are inscribed for both their natural and cultural significance.

The policies set out in this chapter relate, as applicable, to the heritage-related consent regimes for which

local planning authorities are responsible under the Planning (Listed Buildings and Conservation Areas) Act

1990, as well as to plan-making and decision-making.

199. Local planning authorities should make information about the historic environment,

gathered as part of policy-making or development management, publicly

accessible.

Proposals affecting heritage assets

200. In determining applications, local planning authorities should require an applicant to

describe the significance of any heritage assets affected, including any contribution

made by their setting. The level of detail should be proportionate to the assets’

importance and no more than is sufficient to understand the potential impact of the

proposal on their significance. As a minimum the relevant historic environment

record should have been consulted and the heritage assets assessed using

appropriate expertise where necessary. Where a site on which development is

proposed includes, or has the potential to include, heritage assets with

archaeological interest, local planning authorities should require developers to

submit an appropriate desk-based assessment and, where necessary, a field

evaluation.

201. Local planning authorities should identify and assess the particular significance of

any heritage asset that may be affected by a proposal (including by development

affecting the setting of a heritage asset) taking account of the available evidence

and any necessary expertise. They should take this into account when considering

the impact of a proposal on a heritage asset, to avoid or minimise any conflict

between the heritage asset’s conservation and any aspect of the proposal.

202. Where there is evidence of deliberate neglect of, or damage to, a heritage asset,

the deteriorated state of the heritage asset should not be taken into account in any

decision.

203. In determining applications, local planning authorities should take account of:

a) the desirability of sustaining and enhancing the significance of heritage assets

and putting them to viable uses consistent with their conservation;

b) the positive contribution that conservation of heritage assets can make to

sustainable communities including their economic vitality; and

c) the desirability of new development making a positive contribution to local

character and distinctiveness.

204. In considering any applications to remove or alter a historic statue, plaque,

memorial or monument (whether listed or not), local planning authorities should

have regard to the importance of their retention in situ and, where appropriate, of

explaining their historic and social context rather than removal.

Considering potential impacts

205. When considering the impact of a proposed development on the significance of a

designated heritage asset, great weight should be given to the asset’s conservation

(and the more important the asset, the greater the weight should be). This is

irrespective of whether any potential harm amounts to substantial harm, total loss

or less than substantial harm to its significance.

206. Any harm to, or loss of, the significance of a designated heritage asset (from its

alteration or destruction, or from development within its setting), should require

clear and convincing justification. Substantial harm to or loss of:

a) grade II listed buildings, or grade II registered parks or gardens, should be

exceptional;

b) assets of the highest significance, notably scheduled monuments, protected

wreck sites, registered battlefields, grade I and II* listed buildings, grade I and

II* registered parks and gardens, and World Heritage Sites, should be wholly

exceptional

207. Where a proposed development will lead to substantial harm to (or total loss of

significance of) a designated heritage asset, local planning authorities should

refuse consent, unless it can be demonstrated that the substantial harm or total

loss is necessary to achieve substantial public benefits that outweigh that harm or

loss, or all of the following apply:

a) the nature of the heritage asset prevents all reasonable uses of the site; and

b) no viable use of the heritage asset itself can be found in the medium term

through appropriate marketing that will enable its conservation; and

c) conservation by grant-funding or some form of not for profit, charitable or public

ownership is demonstrably not possible; and

d) the harm or loss is outweighed by the benefit of bringing the site back into use.

208. Where a development proposal will lead to less than substantial harm to the

significance of a designated heritage asset, this harm should be weighed against

the public benefits of the proposal including, where appropriate, securing its

optimum viable use.

209. The effect of an application on the significance of a non-designated heritage asset

should be taken into account in determining the application. In weighing

applications that directly or indirectly affect non-designated heritage assets, a

balanced judgement will be required having regard to the scale of any harm or

loss and the significance of the heritage asset.

Non-designated heritage assets of archaeological interest, which are demonstrably of equivalent significance

to scheduled monuments, should be considered subject to the policies for designated heritage assets.

210. Local planning authorities should not permit the loss of the whole or part of a

heritage asset without taking all reasonable steps to ensure the new development

will proceed after the loss has occurred.

211. Local planning authorities should require developers to record and advance

understanding of the significance of any heritage assets to be lost (wholly or in part)

in a manner proportionate to their importance and the impact, and to make this

evidence (and any archive generated) publicly accessible

. However, the ability to

record evidence of our past should not be a factor in deciding whether such loss

should be permitted.

212. Local planning authorities should look for opportunities for new development within

Conservation Areas and World Heritage Sites, and within the setting of heritage

assets, to enhance or better reveal their significance. Proposals that preserve those

elements of the setting that make a positive contribution to the asset (or which

better reveal its significance) should be treated favourably.

213. Not all elements of a Conservation Area or World Heritage Site will necessarily

contribute to its significance. Loss of a building (or other element) which makes a

positive contribution to the significance of the Conservation Area or World Heritage

Site should be treated either as substantial harm under paragraph 207 or less than

substantial harm under paragraph 208, as appropriate, taking into account the

relative significance of the element affected and its contribution to the significance

of the Conservation Area or World Heritage Site as a whole.

214. Local planning authorities should assess whether the benefits of a proposal for

enabling development, which would otherwise conflict with planning policies but

which would secure the future conservation of a heritage asset, outweigh the

disbenefits of departing from those policies.

Copies of evidence should be deposited with the relevant historic environment record, and any archives with a

local museum or other public depository.

17. Facilitating the sustainable use of

minerals

215. It is essential that there is a sufficient supply of minerals to provide the

infrastructure, buildings, energy and goods that the country needs. Since minerals

are a finite natural resource, and can only be worked where they are found, best

use needs to be made of them to secure their long-term conservation.

216. Planning policies should:

a) provide for the extraction of mineral resources of local and national importance,

but not identify new sites or extensions to existing sites for peat extraction;

b) so far as practicable, take account of the contribution that substitute or

secondary and recycled materials and minerals waste would make to the supply

of materials, before considering extraction of primary materials, whilst aiming to

source minerals supplies indigenously;

c) safeguard mineral resources by defining Mineral Safeguarding Areas and

Mineral Consultation Areas

; and adopt appropriate policies so that known

locations of specific minerals resources of local and national importance are not

sterilised by non-mineral development where this should be avoided (whilst not

creating a presumption that the resources defined will be worked);

d) set out policies to encourage the prior extraction of minerals, where practical

and environmentally feasible, if it is necessary for non-mineral development to

take place;

e) safeguard existing, planned and potential sites for: the bulk transport, handling

and processing of minerals; the manufacture of concrete and concrete products;

and the handling, processing and distribution of substitute, recycled and

secondary aggregate material;

f) set out criteria or requirements to ensure that permitted and proposed

operations do not have unacceptable adverse impacts on the natural and

historic environment or human health, taking into account the cumulative effects

of multiple impacts from individual sites and/or a number of sites in a locality;

g) when developing noise limits, recognise that some noisy short-term activities,

which may otherwise be regarded as unacceptable, are unavoidable to facilitate

minerals extraction; and

h) ensure that worked land is reclaimed at the earliest opportunity, taking account

of aviation safety, and that high quality restoration and aftercare of mineral sites

takes place.

217. When determining planning applications, great weight should be given to the

benefits of mineral extraction, including to the economy

. In considering proposals

Primarily in two tier areas as stated in Annex 2: Glossary

Except in relation to the extraction of coal, where the policy at paragraph 223 of this Framework applies.

for mineral extraction, minerals planning authorities should:

a) as far as is practical, provide for the maintenance of landbanks of non-energy

minerals from outside National Parks, the Broads, Areas of Outstanding Natural

Beauty and World Heritage Sites, scheduled monuments and conservation

areas;

b) ensure that there are no unacceptable adverse impacts on the natural and

historic environment, human health or aviation safety, and take into account the

cumulative effect of multiple impacts from individual sites and/or from a number

of sites in a locality;

c) ensure that any unavoidable noise, dust and particle emissions and any blasting

vibrations are controlled, mitigated or removed at source

, and establish

appropriate noise limits for extraction in proximity to noise sensitive properties;

d) not grant planning permission for peat extraction from new or extended sites;

e) provide for restoration and aftercare at the earliest opportunity, to be carried out

to high environmental standards, through the application of appropriate

conditions. Bonds or other financial guarantees to underpin planning conditions

should only be sought in exceptional circumstances;

f) consider how to meet any demand for the extraction of building stone needed

for the repair of heritage assets, taking account of the need to protect

designated sites; and

g) recognise the small-scale nature and impact of building and roofing stone

quarries, and the need for a flexible approach to the duration of planning

permissions reflecting the intermittent or low rate of working at many sites.

218. Local planning authorities should not normally permit other development proposals

in Mineral Safeguarding Areas if it might constrain potential future use for mineral

working.

Maintaining supply

219. Minerals planning authorities should plan for a steady and adequate supply of

aggregates by:

a) preparing an annual Local Aggregate Assessment, either individually or jointly,

to forecast future demand, based on a rolling average of 10 years’ sales data

and other relevant local information, and an assessment of all supply options

(including marine dredged, secondary and recycled sources);

b) participating in the operation of an Aggregate Working Party and taking the

advice of that party into account when preparing their Local Aggregate

Assessment;

c) making provision for the land-won and other elements of their Local Aggregate

National planning guidance on minerals sets out how these policies should be implemented.

Assessment in their mineral plans, taking account of the advice of the

Aggregate Working Parties and the National Aggregate Co-ordinating Group as

appropriate. Such provision should take the form of specific sites, preferred

areas and/or areas of search and locational criteria as appropriate;

d) taking account of any published National and Sub National Guidelines on future

provision which should be used as a guideline when planning for the future

demand for and supply of aggregates;

e) using landbanks of aggregate minerals reserves principally as an indicator of

the security of aggregate minerals supply, and to indicate the additional

provision that needs to be made for new aggregate extraction and alternative

supplies in mineral plans;

f) maintaining landbanks of at least 7 years for sand and gravel and at least 10

years for crushed rock, whilst ensuring that the capacity of operations to supply

a wide range of materials is not compromised

;

g) ensuring that large landbanks bound up in very few sites do not stifle

competition; and

h) calculating and maintaining separate landbanks for any aggregate materials of a

specific type or quality which have a distinct and separate market.

220. Minerals planning authorities should plan for a steady and adequate supply of

industrial minerals by:

a) co-operating with neighbouring and more distant authorities to ensure an

adequate provision of industrial minerals to support their likely use in industrial

and manufacturing processes;

b) encouraging safeguarding or stockpiling so that important minerals remain

available for use;

c) maintaining a stock of permitted reserves to support the level of actual and

proposed investment required for new or existing plant, and the maintenance

and improvement of existing plant and equipment

; and

d) taking account of the need for provision of brick clay from a number of different

sources to enable appropriate blends to be made.

Longer periods may be appropriate to take account of the need to supply a range of types of aggregates,

locations of permitted reserves relative to markets, and productive capacity of permitted sites.

These reserves should be at least 10 years for individual silica sand sites; at least 15 years for cement

primary (chalk and limestone) and secondary (clay and shale) materials to maintain an existing plant, and for

silica sand sites where significant new capital is required; and at least 25 years for brick clay, and for cement

primary and secondary materials to support a new kiln.

Oil, gas and coal exploration and extraction

221. Minerals planning authorities should:

a) when planning for on-shore oil and gas development, clearly distinguish

between, and plan positively for, the three phases of development (exploration,

appraisal and production), whilst ensuring appropriate monitoring and site

restoration is provided for;

b) encourage underground gas and carbon storage and associated infrastructure if

local geological circumstances indicate its feasibility;

c) indicate any areas where coal extraction and the disposal of colliery spoil may

be acceptable;

d) encourage the capture and use of methane from coal mines in active and

abandoned coalfield areas; and

e) provide for coal producers to extract separately, and if necessary stockpile,

fireclay so that it remains available for use.

222. When determining planning applications, minerals planning authorities should

ensure that the integrity and safety of underground storage facilities are

appropriate, taking into account the maintenance of gas pressure, prevention of

leakage of gas and the avoidance of pollution.

223. Planning permission should not be granted for the extraction of coal unless:

a) the proposal is environmentally acceptable, or can be made so by planning

conditions or obligations; or

b) if it is not environmentally acceptable, then it provides national, local or

community benefits which clearly outweigh its likely impacts (taking all relevant

matters into account, including any residual environmental impacts).

Annex 1: Implementation

For the purposes of decision-making

224. The policies in this Framework are material considerations which should be taken

into account in dealing with applications from the day of its publication

. Plans may

also need to be revised to reflect policy changes which this Framework has made.

225. However, existing policies should not be considered out-of-date simply because

they were adopted or made prior to the publication of this Framework. Due weight

should be given to them, according to their degree of consistency with this

Framework (the closer the policies in the plan to the policies in the Framework, the

greater the weight that may be given).

226. From the date of publication of this revision of the Framework, for decision-making

purposes only, certain local planning authorities will only be required to identify

and update annually a supply of specific deliverable sites sufficient to provide a

minimum of four years’ worth of housing (with a buffer, if applicable, as set out in

paragraph 77) against the housing requirement set out in adopted strategic

policies, or against local housing need where the strategic policies are more than

five years old

, instead of a minimum of five years as set out in paragraph 77 of

this Framework. This policy applies to those authorities which have an emerging

local plan that has either been submitted for examination or has reached

Regulation 18 or Regulation 19 (Town and Country Planning (Local Planning)

(England) Regulations 2012) stage, including both a policies map and proposed

allocations towards meeting housing need. This provision does not apply to

authorities who are not required to demonstrate a housing land supply, as set out

in paragraph 76. These arrangements will apply for a period of two years from the

publication date of this revision of the Framework.

For the purposes of plan-making

227. The policies in the original National Planning Policy Framework published in March

2012 will apply for the purpose of examining plans, where those plans were

submitted on or before 24 January 2019. Where such plans are withdrawn or

otherwise do not proceed to become part of the development plan, the policies

contained in this Framework will apply to any subsequent plan produced for the

area concerned.

228. For the purposes of the policy on larger-scale development in paragraph 22, this

applies only to plans that have not reached Regulation 19 of the Town and

Country Planning (Local Planning) (England) Regulations 2012 (pre-submission)

stage at the point the previous version of this Framework was published on 20

As an exception to this, the policy contained in paragraph 76 and the related reference in footnote 8 of this

Framework should only be taken into account as a material consideration when dealing with applications made

on or after the date of publication of this version of the Framework.

Unless these strategic policies have been reviewed and found not to require updating. Where local housing

need is used as the basis for assessing whether a four year supply of specific deliverable sites exists, it should

be calculated using the standard method set out in national planning guidance.

July 2021 (for Spatial Development Strategies this would refer to consultation

under section 335(2) of the Greater London Authority Act 1999).

229. For the purposes of the policy on renewable and low carbon energy and heat in

plans in paragraph 160, this policy does not apply to plans that have reached

Regulation 19 of the Town and Country Planning (Local Planning) (England)

Regulations 2012 (pre-submission) stage, or that reach this stage within three

months of the date of publication of the previous version of this Framework

published on 5 September 2023. For Spatial Development Strategies, paragraph

160 does not apply to strategies that have reached consultation under section

335(2) of the Greater London Authority Act 1999 or that reach this stage within

three months of the date of publication of the previous version of this Framework

published on 5 September 2023.

230. The policies in this Framework (published on 19 December 2023) will apply for

the purpose of examining plans, where those plans reach regulation 19 of the

Town and Country Planning (Local Planning) (England) Regulations 2012 (pre-

submission) stage after 19 March 2024. Plans that reach pre-submission

consultation on or before this date will be examined under the relevant previous

version of the Framework in accordance with the above arrangements. For

Spatial Development Strategies, this Framework applies to strategies that have

reached consultation under section 335(2) of the Greater London Authority Act

1999 after 19 March 2024. Strategies that reach this stage on or before this date

will be examined under the relevant previous version of the Framework in

accordance with the above arrangements. Where plans or strategies are

withdrawn or otherwise do not proceed to become part of the development plan,

the policies contained in this Framework will apply to any subsequent plan or

strategy produced for the area concerned.

231. The Government will continue to explore with individual areas the potential for

planning freedoms and flexibilities, for example where this would facilitate an

increase in the amount of housing that can be delivered.

Annex 2: Glossary

Affordable housing: housing for sale or rent, for those whose needs are not met by the

market (including housing that provides a subsidised route to home ownership and/or is

for essential local workers); and which complies with one or more of the following

definitions

a) Affordable housing for rent: meets all of the following conditions: (a) the rent is set in

accordance with the Government’s rent policy for Social Rent or Affordable Rent, or is

at least 20% below local market rents (including service charges where applicable); (b)

the landlord is a registered provider, except where it is included as part of a Build to

Rent scheme (in which case the landlord need not be a registered provider); and (c) it

includes provisions to remain at an affordable price for future eligible households, or

for the subsidy to be recycled for alternative affordable housing provision. For Build to

Rent schemes affordable housing for rent is expected to be the normal form of

affordable housing provision (and, in this context, is known as Affordable Private Rent).

b) Starter homes: is as specified in Sections 2 and 3 of the Housing and Planning Act

2016 and any secondary legislation made under these sections. The definition of a

starter home should reflect the meaning set out in statute and any such secondary

legislation at the time of plan-preparation or decision-making. Where secondary

legislation has the effect of limiting a household’s eligibility to purchase a starter home

to those with a particular maximum level of household income, those restrictions

should be used.

c) Discounted market sales housing: is that sold at a discount of at least 20% below

local market value. Eligibility is determined with regard to local incomes and local

house prices. Provisions should be in place to ensure housing remains at a discount

for future eligible households.

d) Other affordable routes to home ownership: is housing provided for sale that

provides a route to ownership for those who could not achieve home ownership

through the market. It includes shared ownership, relevant equity loans, other low cost

homes for sale (at a price equivalent to at least 20% below local market value) and

rent to buy (which includes a period of intermediate rent). Where public grant funding is

provided, there should be provisions for the homes to remain at an affordable price for

future eligible households, or for any receipts to be recycled for alternative affordable

housing provision, or refunded to Government or the relevant authority specified in the

funding agreement.

Air quality management areas: Areas designated by local authorities because they are

not likely to achieve national air quality objectives by the relevant deadlines.

Ancient or veteran tree: A tree which, because of its age, size and condition, is of

exceptional biodiversity, cultural or heritage value. All ancient trees are veteran trees. Not

all veteran trees are old enough to be ancient, but are old relative to other trees of the

same species. Very few trees of any species reach the ancient life-stage.

This definition should be read in conjunction with relevant policy contained in the Affordable Homes Update

Written Ministerial Statement published on 24 May 2021.

Ancient woodland: An area that has been wooded continuously since at least 1600 AD.

It includes ancient semi-natural woodland and plantations on ancient woodland sites

(PAWS).

Annual position statement: A document setting out the 5 year housing land supply

position on 1st April each year, prepared by the local planning authority in consultation

with developers and others who have an impact on delivery.

Archaeological interest: There will be archaeological interest in a heritage asset if it

holds, or potentially holds, evidence of past human activity worthy of expert investigation

at some point.

Article 4 direction: A direction made under Article 4 of the Town and Country Planning

(General Permitted Development) (England) Order 2015 which withdraws permitted

development rights granted by that Order.

Best and most versatile agricultural land: Land in grades 1, 2 and 3a of the Agricultural

Land Classification.

Brownfield land: See Previously developed land.

Brownfield land registers: Registers of previously developed land that local planning

authorities consider to be appropriate for residential development, having regard to criteria

in the Town and Country Planning (Brownfield Land Registers) Regulations 2017. Local

planning authorities will be able to trigger a grant of permission in principle for residential

development on suitable sites in their registers where they follow the required procedures.

Build to Rent: Purpose built housing that is typically 100% rented out. It can form part of

a wider multi-tenure development comprising either flats or houses, but should be on the

same site and/or contiguous with the main development. Schemes will usually offer longer

tenancy agreements of three years or more, and will typically be professionally managed

stock in single ownership and management control.

Climate change adaptation: Adjustments made to natural or human systems in response

to the actual or anticipated impacts of climate change, to mitigate harm or exploit

beneficial opportunities.

Climate change mitigation: Action to reduce the impact of human activity on the climate

system, primarily through reducing greenhouse gas emissions.

Coastal change management area: An area identified in plans as likely to be affected by

physical change to the shoreline through erosion, coastal landslip, permanent inundation

or coastal accretion.

Community forest: An area identified through the England Community Forest

Programme to revitalise countryside and green space in and around major conurbations.

Community Right to Build Order: An Order made by the local planning authority (under

the Town and Country Planning Act 1990) that grants planning permission for a site-

specific development proposal or classes of development.

Community-led developments: A development instigated and taken forward by a not-

for-profit organisation set up and run primarily for the purpose of meeting the housing

needs of its members and the wider local community, rather than being a primarily

commercial enterprise. The organisation is created, managed and democratically

controlled by its members. It may take any one of various legal forms including a

community land trust, housing co-operative and community benefit society. Membership

of the organisation is open to all beneficiaries and prospective beneficiaries of that

organisation. The organisation should own, manage or steward the homes in a manner

consistent with its purpose, for example through a mutually supported arrangement with a

Registered Provider of Social Housing. The benefits of the development to the specified

community should be clearly defined and consideration given to how these benefits can

be protected over time, including in the event of the organisation being wound up.

Competent person (to prepare site investigation information): A person with a

recognised relevant qualification, sufficient experience in dealing with the type(s) of

pollution or land instability, and membership of a relevant professional organisation.

Conservation (for heritage policy): The process of maintaining and managing change to

a heritage asset in a way that sustains and, where appropriate, enhances its significance.

Decentralised energy: Local renewable and local low carbon energy sources.

Deliverable: To be considered deliverable, sites for housing should be available now,

offer a suitable location for development now, and be achievable with a realistic prospect

that housing will be delivered on the site within five years. In particular:

a) sites which do not involve major development and have planning permission, and all

sites with detailed planning permission, should be considered deliverable until

permission expires, unless there is clear evidence that homes will not be delivered

within five years (for example because they are no longer viable, there is no longer a

demand for the type of units or sites have long term phasing plans).

b) where a site has outline planning permission for major development, has been

allocated in a development plan, has a grant of permission in principle, or is identified

on a brownfield register, it should only be considered deliverable where there is clear

evidence that housing completions will begin on site within five years.

Design code: A set of illustrated design requirements that provide specific, detailed

parameters for the physical development of a site or area. The graphic and written

components of the code should build upon a design vision, such as a masterplan or other

design and development framework for a site or area.

Design guide: A document providing guidance on how development can be carried out in

accordance with good design practice, often produced by a local authority.

Designated heritage asset: A World Heritage Site, Scheduled Monument, Listed

Building, Protected Wreck Site, Registered Park and Garden, Registered Battlefield or

Conservation Area designated under the relevant legislation.

Designated rural areas: National Parks, Areas of Outstanding Natural Beauty and areas

designated as ‘rural’ under Section 157 of the Housing Act 1985.

Developable: To be considered developable, sites should be in a suitable location for

housing development with a reasonable prospect that they will be available and could be

viably developed at the point envisaged.

Development plan: Is defined in section 38 of the Planning and Compulsory Purchase

Act 2004, and includes adopted local plans, neighbourhood plans that have been made

and published spatial development strategies, together with any regional strategy policies

that remain in force. Neighbourhood plans that have been approved at referendum are

also part of the development plan, unless the local planning authority decides that the

neighbourhood plan should not be made.

Edge of centre: For retail purposes, a location that is well connected to, and up to 300

metres from, the primary shopping area. For all other main town centre uses, a location

within 300 metres of a town centre boundary. For office development, this includes

locations outside the town centre but within 500 metres of a public transport interchange.

In determining whether a site falls within the definition of edge of centre, account should

be taken of local circumstances.

Environmental impact assessment: A procedure to be followed for certain types of

project to ensure that decisions are made in full knowledge of any likely significant effects

on the environment.

Essential local workers: Public sector employees who provide frontline services in areas

including health, education and community safety – such as NHS staff, teachers, police,

firefighters and military personnel, social care and childcare workers.

General aviation airfields: Licenced or unlicenced aerodromes with hard or grass

runways, often with extensive areas of open land related to aviation activity.

Geodiversity: The range of rocks, minerals, fossils, soils and landforms.

Green infrastructure: A network of multi-functional green and blue spaces and other

natural features, urban and rural, which is capable of delivering a wide range of

environmental, economic, health and wellbeing benefits for nature, climate, local and

wider communities and prosperity.

Habitats site: Any site which would be included within the definition at regulation 8 of the

Conservation of Habitats and Species Regulations 2017 for the purpose of those

regulations, including candidate Special Areas of Conservation, Sites of Community

Importance, Special Areas of Conservation, Special Protection Areas and any relevant

Marine Sites.

Heritage asset: A building, monument, site, place, area or landscape identified as having

a degree of significance meriting consideration in planning decisions, because of its

heritage interest. It includes designated heritage assets and assets identified by the local

planning authority (including local listing).

Heritage coast: Areas of undeveloped coastline which are managed to conserve their

natural beauty and, where appropriate, to improve accessibility for visitors.

Historic environment: All aspects of the environment resulting from the interaction

between people and places through time, including all surviving physical remains of past

human activity, whether visible, buried or submerged, and landscaped and planted or

managed flora.

Historic environment record: Information services that seek to provide access to

comprehensive and dynamic resources relating to the historic environment of a defined

geographic area for public benefit and use.

Housing Delivery Test: Measures net homes delivered in a local authority area against

the homes required, using national statistics and local authority data. The Secretary of

State will publish the Housing Delivery Test results for each local authority in England

annually.

International, national and locally designated sites of importance for biodiversity:

All international sites (Special Areas of Conservation, Special Protection Areas, and

Ramsar sites), national sites (Sites of Special Scientific Interest) and locally designated

sites including Local Wildlife Sites.

Irreplaceable habitat: Habitats which would be technically very difficult (or take a very

significant time) to restore, recreate or replace once destroyed, taking into account their

age, uniqueness, species diversity or rarity. They include ancient woodland, ancient and

veteran trees, blanket bog, limestone pavement, sand dunes, salt marsh and lowland fen.

Local Development Order: An Order made by a local planning authority (under the Town

and Country Planning Act 1990) that grants planning permission for a specific

development proposal or classes of development.

Local Enterprise Partnership: A body, designated by the Secretary of State for Housing,

Communities and Local Government, established for the purpose of creating or improving

the conditions for economic growth in an area.

Local housing need: The number of homes identified as being needed through the

application of the standard method set out in national planning guidance (or, in the context

of preparing strategic policies only, this may be calculated using a justified alternative

approach as provided for in paragraph 61 of this Framework).

Local Nature Partnership: A body, designated by the Secretary of State for

Environment, Food and Rural Affairs, established for the purpose of protecting and

improving the natural environment in an area and the benefits derived from it.

Local planning authority: The public authority whose duty it is to carry out specific

planning functions for a particular area. All references to local planning authority include

the district council, London borough council, county council, Broads Authority, National

Park Authority, the Mayor of London and a development corporation, to the extent

appropriate to their responsibilities.

Local plan: A plan for the future development of a local area, drawn up by the local

planning authority in consultation with the community. In law this is described as the

development plan documents adopted under the Planning and Compulsory Purchase Act

2004. A local plan can consist of either strategic or non-strategic policies, or a combination

of the two.

Main town centre uses: Retail development (including warehouse clubs and factory

outlet centres); leisure, entertainment and more intensive sport and recreation uses

(including cinemas, restaurants, drive-through restaurants, bars and pubs, nightclubs,

casinos, health and fitness centres, indoor bowling centres and bingo halls); offices; and

arts, culture and tourism development (including theatres, museums, galleries and

concert halls, hotels and conference facilities).

Major development

: For housing, development where 10 or more homes will be

provided, or the site has an area of 0.5 hectares or more. For non-residential development

it means additional floorspace of 1,000m

or more, or a site of 1 hectare or more, or as

otherwise provided in the Town and Country Planning (Development Management

Procedure) (England) Order 2015.

Major hazard sites, installations and pipelines: Sites and infrastructure, including

licensed explosive sites and nuclear installations, around which Health and Safety

Executive (and Office for Nuclear Regulation) consultation distances to mitigate the

consequences to public safety of major accidents may apply.

Mansard roof: A type of roof that is characterised by two slopes, the lower steep and the

upper shallow. It is generally regarded as a suitable type of roof extension for buildings

which are part of a terrace of at least three buildings and at least two stories tall, with a

parapet running the entire length of the front façade (reference: Create Streets, 2021,

Living Tradition).

Minerals resources of local and national importance: Minerals which are necessary to

meet society’s needs, including aggregates, brickclay (especially Etruria Marl and

fireclay), silica sand (including high grade silica sands), coal derived fly ash in single use

deposits, cement raw materials, gypsum, salt, fluorspar, shallow and deep-mined coal, oil

and gas (including conventional and unconventional hydrocarbons), tungsten, kaolin, ball

clay, potash, polyhalite and local minerals of importance to heritage assets and local

distinctiveness.

Mineral Consultation Area: a geographical area based on a Mineral Safeguarding Area,

where the district or borough council should consult the Mineral Planning Authority for any

proposals for non-minerals development.

Mineral Safeguarding Area: An area designated by minerals planning authorities which

covers known deposits of minerals which are desired to be kept safeguarded from

unnecessary sterilisation by non-mineral development.

National trails: Long distance routes for walking, cycling and horse riding.

Natural Flood Management: managing flood and coastal erosion risk by protecting,

restoring and emulating the natural ‘regulating’ function of catchments, rivers, floodplains

and coasts.

Nature Recovery Network: An expanding, increasingly connected, network of wildlife-

rich habitats supporting species recovery, alongside wider benefits such as carbon

capture, water quality improvements, natural flood risk management and recreation. It

includes the existing network of protected sites and other wildlife rich habitats as well as

Other than for the specific purposes of paragraphs 182 and 183 in this Framework.

and landscape or catchment scale recovery areas where there is coordinated action for

species and habitats.

Neighbourhood Development Order: An Order made by a local planning authority

(under the Town and Country Planning Act 1990) through which parish councils and

neighbourhood forums can grant planning permission for a specific development proposal

or classes of development.

Neighbourhood plan: A plan prepared by a parish council or neighbourhood forum for a

designated neighbourhood area. In law this is described as a neighbourhood development

plan in the Planning and Compulsory Purchase Act 2004.

Non-strategic policies: Policies contained in a neighbourhood plan, or those policies in a

local plan that are not strategic policies.

Older people: People over or approaching retirement age, including the active, newly-

retired through to the very frail elderly; and whose housing needs can encompass

accessible, adaptable general needs housing through to the full range of retirement and

specialised housing for those with support or care needs.

Open space: All open space of public value, including not just land, but also areas of

water (such as rivers, canals, lakes and reservoirs) which offer important opportunities for

sport and recreation and can act as a visual amenity.

Original building: A building as it existed on 1 July 1948 or, if constructed after 1 July

1948, as it was built originally.

Out of centre: A location which is not in or on the edge of a centre but not necessarily

outside the urban area.

Out of town: A location out of centre that is outside the existing urban area.

Outstanding universal value: Cultural and/or natural significance which is so exceptional

as to transcend national boundaries and to be of common importance for present and

future generations. An individual Statement of Outstanding Universal Value is agreed and

adopted by the UNESCO World Heritage Committee for each World Heritage Site.

People with disabilities: People have a disability if they have a physical or mental

impairment, and that impairment has a substantial and long-term adverse effect on their

ability to carry out normal day-to-day activities. These persons include, but are not limited

to, people with ambulatory difficulties, blindness, learning difficulties, autism and mental

health needs.

Permission in principle: A form of planning consent which establishes that a site is

suitable for a specified amount of housing-led development in principle. Following a grant

of permission in principle, the site must receive a grant of technical details consent before

development can proceed.

Planning condition: A condition imposed on a grant of planning permission (in

accordance with the Town and Country Planning Act 1990) or a condition included in a

Local Development Order or Neighbourhood Development Order.

Planning obligation: A legal agreement entered into under section 106 of the Town and

Country Planning Act 1990 to mitigate the impacts of a development proposal.

Playing field: The whole of a site which encompasses at least one playing pitch as

defined in the Town and Country Planning (Development Management Procedure)

(England) Order 2015.

Previously developed land: Land which is or was occupied by a permanent structure,

including the curtilage of the developed land (although it should not be assumed that the

whole of the curtilage should be developed) and any associated fixed surface

infrastructure. This excludes: land that is or was last occupied by agricultural or forestry

buildings; land that has been developed for minerals extraction or waste disposal by

landfill, where provision for restoration has been made through development management

procedures; land in built-up areas such as residential gardens, parks, recreation grounds

and allotments; and land that was previously developed but where the remains of the

permanent structure or fixed surface structure have blended into the landscape.

Primary shopping area: Defined area where retail development is concentrated.

Priority habitats and species: Species and Habitats of Principal Importance included in

the England Biodiversity List published by the Secretary of State under section 41 of the

Natural Environment and Rural Communities Act 2006.

Ramsar sites: Wetlands of international importance, designated under the 1971

Ramsar Convention.

Renewable and low carbon energy: Includes energy for heating and cooling as well as

generating electricity. Renewable energy covers those energy flows that occur naturally

and repeatedly in the environment – from the wind, the fall of water, the movement of the

oceans, from the sun and also from biomass and deep geothermal heat. Low carbon

technologies are those that can help reduce emissions (compared to conventional use of

fossil fuels).

Rural exception sites: Small sites used for affordable housing in perpetuity where sites

would not normally be used for housing. Rural exception sites seek to address the needs

of the local community by accommodating households who are either current residents or

have an existing family or employment connection. A proportion of market homes may be

allowed on the site at the local planning authority’s discretion, for example where essential

to enable the delivery of affordable units without grant funding.

Recycled aggregates: aggregates resulting from the processing of inorganic materials

previously used in construction, e.g. construction and demolition waste.

Safeguarding zone: An area defined in Circular 01/03: Safeguarding aerodromes,

technical sites and military explosives storage areas, to which specific safeguarding

provisions apply.

Secondary aggregates: aggregates from industrial wastes such as glass (cullet),

incinerator bottom ash, coal derived fly ash, railway ballast, fine ceramic waste (pitcher),

and scrap tyres; and industrial and minerals by-products, notably waste from china clay,

coal and slate extraction and spent foundry sand. These can also include hydraulically

bound materials.

Self-build and custom-build housing: Housing built by an individual, a group of

individuals, or persons working with or for them, to be occupied by that individual. Such

housing can be either market or affordable housing. A legal definition, for the purpose of

applying the Self-build and Custom Housebuilding Act 2015 (as amended), is contained in

section 1(A1) and (A2) of that Act.

Setting of a heritage asset: The surroundings in which a heritage asset is experienced.

Its extent is not fixed and may change as the asset and its surroundings evolve. Elements

of a setting may make a positive or negative contribution to the significance of an asset,

may affect the ability to appreciate that significance or may be neutral.

Significance (for heritage policy): The value of a heritage asset to this and future

generations because of its heritage interest. The interest may be archaeological,

architectural, artistic or historic. Significance derives not only from a heritage asset’s

physical presence, but also from its setting. For World Heritage Sites, the cultural value

described within each site’s Statement of Outstanding Universal Value forms part of its

significance.

Special Areas of Conservation: Areas defined by regulation 3 of the Conservation of

Habitats and Species Regulations 2017 which have been given special protection as

important conservation sites.

Special Protection Areas: Areas classified under regulation 15 of the Conservation of

Habitats and Species Regulations 2017 which have been identified as being of

international importance for the breeding, feeding, wintering or the migration of rare and

vulnerable species of birds.

Site investigation information: Includes a risk assessment of land potentially affected by

contamination, or ground stability and slope stability reports, as appropriate. All

investigations of land potentially affected by contamination should be carried out in

accordance with established procedures (such as BS10175 Investigation of Potentially

Contaminated Sites – Code of Practice).

Site of Special Scientific Interest: Sites designated by Natural England under the

Wildlife and Countryside Act 1981.

Spatial development strategy: A plan containing strategic policies prepared by a Mayor

or a combined authority. It includes the London Plan (prepared under provisions in the

Greater London Authority Act 1999) and plans prepared by combined authorities that have

been given equivalent plan-making functions by an order made under the Local

Democracy, Economic Development and Construction Act 2009 (as amended).

Stepping stones: Pockets of habitat that, while not necessarily connected, facilitate the

movement of species across otherwise inhospitable landscapes.

Strategic environmental assessment: A procedure (set out in the Environmental

Assessment of Plans and Programmes Regulations 2004) which requires the formal

environmental assessment of certain plans and programmes which are likely to have

significant effects on the environment.

Strategic policies: Policies and site allocations which address strategic priorities in line

with the requirements of Section 19 (1B-E) of the Planning and Compulsory Purchase Act

2004.

Strategic policy-making authorities: Those authorities responsible for producing

strategic policies (local planning authorities, and elected Mayors or combined authorities,

where this power has been conferred). This definition applies whether the authority is in

the process of producing strategic policies or not.

Supplementary planning documents: Documents which add further detail to the policies

in the development plan. They can be used to provide further guidance for development

on specific sites, or on particular issues, such as design. Supplementary planning

documents are capable of being a material consideration in planning decisions but are not

part of the development plan.

Sustainable transport modes: Any efficient, safe and accessible means of transport with

overall low impact on the environment, including walking and cycling, ultra low and zero

emission vehicles, car sharing and public transport.

Town centre: Area defined on the local authority’s policies map, including the primary

shopping area and areas predominantly occupied by main town centre uses within or

adjacent to the primary shopping area. References to town centres or centres apply to city

centres, town centres, district centres and local centres but exclude small parades of

shops of purely neighbourhood significance. Unless they are identified as centres in the

development plan, existing out-of-centre developments, comprising or including main town

centre uses, do not constitute town centres.

Transport assessment: A comprehensive and systematic process that sets out transport

issues relating to a proposed development. It identifies measures required to improve

accessibility and safety for all modes of travel, particularly for alternatives to the car such

as walking, cycling and public transport, and measures that will be needed deal with the

anticipated transport impacts of the development.

Transport statement: A simplified version of a transport assessment where it is agreed

the transport issues arising from development proposals are limited and a full transport

assessment is not required.

Travel plan: A long-term management strategy for an organisation or site that seeks to

deliver sustainable transport objectives and is regularly reviewed.

Wildlife corridor: Areas of habitat connecting wildlife populations.

Windfall sites: Sites not specifically identified in the development plan.

Annex 3: Flood risk vulnerability classification

ESSENTIAL INFRASTRUCTURE

• Essential transport infrastructure (including mass evacuation routes) which has to

cross the area at risk.

• Essential utility infrastructure which has to be located in a flood risk area for

operational reasons, including infrastructure for electricity supply including

generation, storage and distribution systems; and water treatment works that need

to remain operational in times of flood.

• Wind turbines.

• Solar farms

HIGHLY VULNERABLE

• Police and ambulance stations; fire stations and command centres;

telecommunications installations required to be operational during flooding.

• Emergency dispersal points.

• Basement dwellings.

• Caravans, mobile homes and park homes intended for permanent residential use.

• Installations requiring hazardous substances consent. (Where there is a

demonstrable need to locate such installations for bulk storage of materials with

port or other similar facilities, or such installations with energy infrastructure or

carbon capture and storage installations, that require coastal or water-side

locations, or need to be located in other high flood risk areas, in these instances the

facilities should be classified as ‘Essential Infrastructure’.)

MORE VULNERABLE

• Hospitals

• Residential institutions such as residential care homes, children’s homes, social

services homes, prisons and hostels.

• Buildings used for dwelling houses, student halls of residence, drinking

establishments, nightclubs and hotels.

• Non–residential uses for health services, nurseries and educational establishments.

• Landfill* and sites used for waste management facilities for hazardous waste.

• Sites used for holiday or short-let caravans and camping, subject to a specific

warning and evacuation plan.

LESS VULNERABLE

• Police, ambulance and fire stations which are not required to be operational during

flooding.

• Buildings used for shops; financial, professional and other services; restaurants,

cafes and hot food takeaways; offices; general industry, storage and distribution;

non-residential institutions not included in the ‘more vulnerable’ class; and

assembly and leisure.

• Land and buildings used for agriculture and forestry.

• Waste treatment (except landfill* and hazardous waste facilities).

• Minerals working and processing (except for sand and gravel working).

• Water treatment works which do not need to remain operational during times of

flood.

• Sewage treatment works, if adequate measures to control pollution and manage

sewage during flooding events are in place.

• Car parks.

WATER-COMPATIBLE DEVELOPMENT

• Flood control infrastructure.

• Water transmission infrastructure and pumping stations.

• Sewage transmission infrastructure and pumping stations.

• Sand and gravel working.

• Docks, marinas and wharves.

• Navigation facilities.

• Ministry of Defence installations.

• Ship building, repairing and dismantling, dockside fish processing and refrigeration

and compatible activities requiring a waterside location.

• Water-based recreation (excluding sleeping accommodation).

• Lifeguard and coastguard stations.

• Amenity open space, nature conservation and biodiversity, outdoor sports and

recreation and essential facilities such as changing rooms.

• Essential ancillary sleeping or residential accommodation for staff required by uses

in this category, subject to a specific warning and evacuation plan.

* Landfill is as defined in Schedule 10 of the Environmental Permitting (England and

Wales) Regulations 2010.