Draft NPPF Edits: What They Mean for Development, Planning Policy and Recruitment

At the end of last year, the Government published a new draft of the National Planning Policy Framework (NPPF) for consultation, running until 10 March 2026. The timing follows a familiar pattern of year-end policy releases with wide-ranging industry implications. Whilst the draft does not represent a complete rewrite of national planning policy, it does introduce a series of structural and directional changes, signalling a continued shift towards faster plan-making, stronger national policy weight and accelerated housing delivery.  

Collectively, these changes are likely to influence residential development activity and talent demand across the planning and development sectors over the coming years – in a slightly different way to the original NPPF proposal. 

Policy Influences Investors…and Developers Will Watch 

At its core, the draft NPPF re-emphasises a pro-housing, growth-focused approach to planning, including: 

• Stronger support for higher-density development in sustainable locations, particularly in areas with good access to public transport, reinforcing the policy direction towards urban intensification and regeneration-led schemes. 
• Integration of National Development Management Policies (NDMPs) into the NPPF, intended to reduce inconsistent local policy interpretation and give greater clarity on the primacy of national policy in decision-taking. 
• A continued focus on brownfield, infill and redevelopment sites as preferred locations for housing delivery, responding to long-standing industry calls for clearer national guidance on sustainable land use and urban capacity. 

These changes build on earlier reforms and reflect the government’s ongoing effort to improve delivery rates rather than fundamentally alter the planning system. The draft also signals a shift in support for small and medium-sized sites, recognising their role in diversifying housing supply and supporting SME developers - although the practical impact will depend heavily on how policies are applied locally and through decision-making. 

So What Does This Mean for Residential Development Activity? 

For residential development teams, the implications are largely operational rather than theoretical: 

• Greater policy support for brownfield and previously developed land, including so-called ‘grey belt’ locations, may help unlock schemes that have historically been delayed by policy ambiguity or competing local priorities, particularly within urban regeneration pipelines. 
• Clearer national policy weight and a reinforced presumption in favour of sustainable development could reduce uncertainty where local plans are absent or out of date, helping to de-risk site promotion and planning strategies. 
• While the draft signals an intention to improve efficiency in areas such as environmental assessment and viability, many in the industry continue to highlight that delivery constraints are structural, and that incremental policy refinement alone is unlikely to resolve housing supply challenges without broader system reform. 
  
  

Recruitment Impact: Skills in Demand 

The draft NPPF’s emphasis on accelerated housing delivery, the strengthened presumption in favour of sustainable development and a clearer distinction between plan-making and decision-taking is already influencing where skills are most valued across the planning and development market. 

While brownfield regeneration and SME delivery remain important themes, the embedding of NDMPs into the Framework places a growing premium on professionals who can operate confidently within a more centralised policy environment, where national policy direction increasingly outweighs local divergence. As the system evolves, practical expertise in applying national policy to deliverable schemes across varied land typologies is becoming a key differentiator in the labour market. 

Continuing on our earlier analysis of NPPF changes and recruitment trends from January 2025, the draft consultation reinforces why planning and development professionals are likely to remain in strong demand: 

• Policy and compliance specialists will be essential as NDMPs become part of the core Framework, requiring nuanced interpretation of national policy precedence and its implications for local plans, planning decisions and appeals. 
• Housing delivery, regeneration and strategic land professionals are set to remain in high demand, with the government’s sustained focus on meeting housing targets accelerating delivery on brownfield land and progressing schemes in areas with outdated or absent plans. 
• Mid-career planners and development surveyors are likely to be particularly sought after, as both local authorities and developers navigate evolving viability expectations, tighter definitions around affordable housing flexibility and increased emphasis on demonstrable deliverability. This mirrors the recruitment uplift we previously identified, particularly across London and the South East. 
  
  

What Employers Should Watch Next 

With consultation open until March 2026 and substantial industry engagement expected, key areas for employers and candidates to monitor include: 

• Policy advisory and planning interpretation roles, as organisations adapt to a more nationally directed planning framework. 
• Land, regeneration and development project management expertise, particularly in brownfield, infill and higher-density residential delivery. 
• Viability and technical capability, as clearer national policy expectations place greater scrutiny on scheme deliverability and development assumptions. 

At Cobalt, we’re already fielding growing interest from employers looking to secure talent well-versed in these evolving areas, and from land and planning professionals seeking clarity on how policy shifts might shape their next career move. Get in touch with me to find out more about how these changes could influence your organisation and career in 2026.