This week, the UK Government has updated the National Planning Policy Framework (NPPF). These updates introduce a range of planning changes that matter for public infrastructure, housing delivery, and land use.

The Centre for Public Infrastructure (CFPI), supports these changes and are pleased to see the positive impact of our partnership work with Government. They open the door to reviving community spaces, attracting private investment into public assets, and giving local authorities clearer tools to plan effectively.

The Grey Belt

The most discussed and briefed change, the revised NPPF defines something new, the Grey Belt.

The Grey belt is land in the Green Belt that doesn’t strongly serve its original purpose, like old industrial sites and poor-quality open space. Examples given include quarries, golf courses, caravan and car parks. 

The Green Belt – more routes to build, not just protect

Despite concerns, the Government isn’t calling to ‘tarmac the Green Belt’. However, councils that can’t meet housing or infrastructure needs through other land are now expected to review Green Belt boundaries. 

Note, the NPPF sets out a clear order: Brownfield first, then ‘Grey Belt’, then Green Belt sites. 

Development on this land must follow newly defined ‘Golden Rules’, providing guidelines on contributions that should be made when developing housing on land which has been released from the Green Belt.

Golden Rules

The new ‘Golden Rules’ are simple:

• affordable housing
• improvements to local or national infrastructure
• the creation of new or improvements to existing accessible green spaces.

Brownfield-first, with more land in play

Paragraph 125(c) now says brownfield sites for homes and identified needs should be approved unless they cause ‘substantial harm’. The definition of brownfield has also been widened to include hardstanding.

This strengthens the case for transforming unused land into affordable homes, libraries, community spaces, or other local assets, especially in areas where available space is tight.

Cooperation is king

The NPPF is aiming for universal coverage of strategic planning. Strategic planning relationships must make sure that plans align as much as possible and take a ‘consistent approach’ to infrastructure and unmet housing need.

Public infrastructure gets planning priority

Planning decisions must give ‘significant weight’ to delivering or upgrading public service infrastructure. That includes ‘health, blue light, library, adult education, university and criminal justice facilities’.

This creates a stronger foundation for community-focused proposals that combine public services with housing or regeneration schemes. It also sends a signal to private investors: community infrastructure is now a recognised planning priority.