Planning for growth: How NPPF reforms will shape housing, logistics, and sustainability in Kent

Corporate Partner blog – By Planning Potential

The UK Government’s latest consultation on the National Planning Policy Framework (NPPF) reform could be a pivotal development for Kent and Medway, especially as the region grapples with both modern housing demands and expanding commercial needs. This blog will explore how reforms to the green belt and the introduction of “grey belt” land could impact Kent’s urgent housing needs, alongside the commercial implications for key sectors like logistics, and digital and energy infrastructure.

Green Belt and Grey Belt: Balancing Growth and Protection in Kent and Medway

The NPPF’s green belt reforms aim to address the tension between the need to preserve protected areas and the urgent housing shortage. Green belt was originally introduced as an urban containment policy, with an intention that it would allow phased release over time, but often in practice this hasn’t happened, and these restrictions are often at odds with meeting housing and other needs. The concept of “grey belt” has been introduced as a potential middle ground in areas where LAs are not meeting their development needs.  The approach promotes a plan-led review that would allow release of poorly performing green belt land in sustainable locations for housing, commercial and other uses. For housing this is subject of ‘golden rules’ including an expectation of at least 50% affordable housing alongside provision of necessary infrastructure.

The Government are currently reviewing consultation responses to proposed changes, with many local authorities (‘LAs’) and developers eagerly awaiting more detailed guidance on how this will be implemented in practice.

Meeting Housing Needs: Kent’s Growing Demand

The UK is facing a housing crisis, with demand significantly outstripping supply. The Government have made a firm commitment to deliver new housing and NPPF reforms are designed to help streamline some planning rules, for example prioritising brownfield and suitable grey belt land. Housing needs must be met with careful strategic planning that considers community infrastructure, including transport, healthcare, and schools.

In addition, the Government’s view – shared by many in the sector – is that meaningful housing and infrastructure delivery will not be achieved without a more strategic cross-boundary approach.  Under proposed reforms, regional Spatial Development Strategies (SDS) will be prepared to help direct and co-ordinate delivery of unmet housing and other strategic needs.

New development – especially when it is delivered at scale – is often sensitive and requires a balance of many competing interests. Co-ordinated cross-boundary dialogue would allow a more consistent approach rather than being restricted by arbitrary LA boundaries.

Kent’s population growth and proximity to London have intensified the housing crisis in settlements like Ashford and Maidstone and NPPF reforms could help ease some of that pressure in these and similar areas.

Commercial Implications: Digital Infrastructure, Freight and Logistics

Modern businesses have rapidly evolving needs, especially in sectors like digital infrastructure freight and logistics. The pandemic has amplified the importance of e-commerce and digital infrastructure, driving demand for logistics hubs and data centres that require large sites and good grid connections. The NPPF reforms acknowledge these needs by encouraging developments that can deliver national infrastructure goals, including supporting a growing and resilient economy.

This, combined with the rise in logistics due to e-commerce boom and streamlining processes, presents an opportunity for LAs to encourage developments that meet technological advancements while balancing environmental concerns.

With strategic locations like Dartford, the new Kent Science Park in Sittingbourne and West Kent, Kent is well-positioned to capitalise on these growing sectors.   The proposed planning reforms can help to encourage the development of these facilities, by redeveloping brownfield and suitable grey belt, as well as exploring retrofit opportunities at existing commercial buildings.

Low Carbon Technology & Renewables

The UK’s continuing transition to net zero are also included in reforms, with LAs encouraged to support “all forms of renewable and low carbon development”.  This includes the Government’s manifesto commitment to providing more support for onshore wind by removing footnotes 57 and 58 of the current NPPF, which are widely regarded in the industry as effectively ‘banning’ onshore wind farms. Under reforms, such projects could be classed as Nationally Significant infrastructure Projects, meaning any decisions would be taken at a national rather than local level.

Cheyne Court is the only onshore wind farm in Kent, but historically areas like Ashford, Canterbury, Maidstone, Dover, Shepway and Swale have been identified as having significant potential that could support similar facilities and grow this important sector.

High Street Revitalisation

The high street continues to face immense challenges, particularly in the food and beverage sector, where rising costs and changing consumer habits have disrupted traditional business models.  Against this backdrop it is perhaps a little surprising that no changes are proposed to key high street policies given the unique planning challenges.  The introduction of the E Use Class in 2020 (which amalgamated a range of commercial uses), coupled with permitted development (for example Class MA commercial to residential) nevertheless provide the opportunity for greater flexibility that could help to both repurpose space for business (including SMEs) and create more homes to bring people back into town centres.

Local Authority & Regional Planning

The Government have committed to funding for 300 new planning officers across England.  This is certainly a welcome boost, but given the public sector has lost almost a quarter of planners over the last 10 years (source: Royal Town Planning Institute) many in the industry question whether this will be enough to make a real difference, certainly in the short term.

LAs will also be required to make sure that local plans are up-to-date and where there are cross boundary issues should co-operate with one another, including having regard to SDS and regionally / nationally identified needs where relevant.

These challenges make it ever more important to promote collaborative working between LAs, developers and key stakeholders to help minimise delays and ensure a balance is struck between meeting development needs and satisfying environmental considerations.  Across Kent and Medway we are fortunate to have a thriving network of cross-sector groups that supports and encourages such collaboration to help facilitate sustainable investment in the Region.

In summary, the NPPF reform represents an opportunity for positive planning in Kent, Medway, and the broader UK. Consultation closed at the end of September and stakeholders now eagerly anticipating the final details. Balancing housing needs, commercial growth, and environmental preservation will be crucial, as will supporting local authorities with the tools to effectively manage the planning process. For businesses, particularly in logistics, digital infrastructure and renewables, these reforms offer new opportunities to invest within a streamlined and forward-thinking planning framework.