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Samantha Ryan MRICS - Senior Surveyor at GSC Grays

Why landowners should take a fresh look at planning potential

The National Planning Policy Framework (NPPF) was updated last month, introducing a number of changes to national planning policy in England. While this doesn’t mean agricultural land is now generally available for development, it does provide a good reason for farmers and landowners to reconsider planning advice given some years ago.

For some sites and buildings, the planning context may have changed. The revised Framework provides clearer support for certain forms of development outside settlements, as well as agricultural and rural businesses, the reuse of existing buildings and development in locations well connected to public transport.

The NPPF has long supported the rural economy, agricultural diversification and the sustainable growth of rural businesses, but the revised Framework places greater emphasis on farming, food production, farm resilience and investment in rural enterprises.

That could strengthen the case for proposals to modernise farm infrastructure, construct new agricultural buildings, expand rural businesses, diversify into tourism, leisure or other enterprises, or reuse and adapt existing farm buildings.

The Government has also highlighted the importance of farm infrastructure, including reservoirs and measures to improve water resilience, recognising the need for agriculture to respond to changing environmental pressures.

The revised Framework also places greater emphasis on farm resilience and investment in agricultural businesses, recognising the need for farms to adapt to changing economic, environmental and operational pressures and supporting projects that improve the long-term sustainability of rural enterprises.

One of the most relevant changes for rural landowners is the clearer approach to development outside settlements. The revised NPPF provides stronger support in principle for countryside development, including agriculture, forestry, horticulture, rural businesses, tourism, building conversions and the redevelopment of previously developed land.

That doesn’t mean all countryside development will be acceptable. Access, landscape, ecology, flooding, heritage and infrastructure will remain important considerations and every site must still be assessed on its merits.

However, landowners shouldn’t assume a site has no planning potential simply because it lies outside a settlement boundary. Land containing existing buildings, farmyards or previously developed areas may now justify a fresh assessment.

The revised NPPF takes a more consistent national approach to defining settlements and assessing development within and outside them.

For landowners with sites on the edge of villages or within walking distance of well-connected railway stations, this may create opportunities that previously faced greater policy obstacles.

It also builds on Green Belt reforms introduced in December 2024, including the concept of ‘Grey Belt’ land. While this does not mean Green Belt land can simply be developed, some sites may warrant closer examination, particularly where they contain previously developed land or are in sustainable locations.

Another important factor is the relationship between the revised NPPF and existing Local Plan policies. This could be particularly significant where previous planning advice relied on a Local Plan policy which is now out of step with national policy. Advice received several years ago should not necessarily be regarded as the final word on a site’s prospects.

Local Plans remain fundamental to the planning system, but changes at national level can alter the balance of considerations for individual sites.

A fresh review may therefore be worthwhile for landowners with redundant agricultural buildings, farmyards, land within or adjoining settlements, sites near railway stations, Green Belt land or planning advice that has not been revisited for several years.

The new NPPF does not make all rural land developable, but it may have changed the planning position of some sites enough to justify a fresh review. For some holdings, that review may identify opportunities previously overlooked.

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