In a recent article, we explored the Government’s emerging proposals for housing development around railway stations to be given a “default yes” in the planning system, highlighting the potential implications for station-led growth and regeneration. These proposals have now been formally embedded within the consultation draft of the revised National Planning Policy Framework (NPPF), signalling a significant shift in national planning policy.
We welcome this strengthened commitment to transport-led development and the recognition of the strategic, economic and social value created by new and expanded railway stations. As specialists in the delivery of railway infrastructure and rail-adjacent development, the proposed changes present important opportunities for existing and new clients to unlock the development potential of land and buildings in highly accessible locations.
The reforms are intended to support housing delivery, economic growth, sustainable transport and positive environmental outcomes. Projects we are working on such as the Northumberland Line, which has reintroduced passenger services between Ashington and Newcastle Central, including six new stations, demonstrate how rail investment can act as a powerful catalyst for regeneration, transforming communities and unlocking adjacent land for development. Peter Gillan, Associate Director at SLC Property examines these proposed changes further.
Proactive approach to development
The draft NPPF adopts a more explicit position that development in appropriate and sustainable locations should be supported. The framework places emphasis on directing growth towards locations with existing infrastructure, services, and employment opportunities.
This approach is reflected in policies encouraging higher-density development where it is suitable, including the redevelopment of underused land, building upwards, and the delivery of mixed-use schemes that integrate housing, employment, and services.
Transport-led development and rail-related policy changes
The most significant policy evolution in the draft NPPF relates to transport-led development, with a particular focus on rail infrastructure as a primary driver of sustainable growth. The framework introduces a clear and explicit national policy direction aimed at concentrating housing and mixed-use development around well-connected railway stations, positioning rail accessibility as a central determinant of where growth should occur.
The draft NPPF establishes that residential and mixed-use development within defined walking catchments of qualifying railway stations should, in principle, be supported. This represents a material strengthening of national policy, moving beyond encouragement towards a presumption in favour of development in rail-accessible locations, provided specified criteria are met.
Qualifying railway stations are identified through a combination of factors set out in the draft National Decision-Making Policies, including:
- Minimum service frequency thresholds, reflecting the level of connectivity offered by the station
- The economic productivity of the station’s wider travel-to-work area
- The ability of development to achieve efficient land use through minimum density expectations
The draft framework proposes minimum residential densities of around 40 dwellings per hectare in areas surrounding railway stations, with higher minimums, typically around 50 dwellings per hectare, applying in locations with stronger connectivity and higher levels of accessibility. These density thresholds are intended to ensure that land in highly accessible locations is used efficiently and supports sustainable travel patterns.
Importantly, the draft NPPF applies this approach irrespective of whether land lies within existing settlement boundaries. Development around qualifying railway stations located outside settlements is treated as sustainable in principle, reflecting a shift away from settlement-led growth models towards connectivity-led spatial planning.
The rail-related policies also extend to land designated as Green Belt, subject to compliance with national safeguards and qualifying criteria. Where development proposals around railway stations meet the specified thresholds, the draft framework provides a clear indication that Green Belt designation alone should not preclude development. This marks a significant recalibration of how Green Belt policy interacts with transport accessibility and housing delivery objectives.
The draft NPPF positions rail-focused development as a mechanism for:
- Aligning housing delivery with existing and planned transport infrastructure
- Reducing reliance on private car travel
- Supporting compact, higher-density communities
- Contributing to decarbonisation and climate objectives
Analysis of the draft policy indicates that a substantial amount of land around England’s rail network, particularly around stations currently outside settlement boundaries, has the potential to come forward for development under the proposed framework, which could unlock land capable of supporting the delivery of several hundred thousand new homes nationally.
By embedding rail accessibility at the heart of national planning policy, the draft NPPF seeks to establish a clearer, more predictable framework for transport-integrated growth and to prioritise development in locations where sustainable travel choices already exist.
Housing delivery and mix
Housing policy is a major component of the draft framework. The NPPF reiterates support for delivering a wide range of housing types to address identified needs, including:
- Affordable housing
- Homes for older people
- Accessible and adaptable accommodation
In rural areas, the framework recognises the role of small-scale housing in supporting the vitality and sustainability of communities.
The draft also introduces a distinct policy category for “medium-sized sites”, intended to sit between small and large allocations. This is designed to support market diversity and broaden delivery beyond reliance on large strategic schemes alone.
Economic growth and town centres
Economic development is given increased prominence within the draft NPPF. Policies support employment development, modern industrial uses, and logistics in locations that are well-connected and appropriately designed.
Town centres receive renewed attention, with national policy encouraging flexibility in uses, adaptation to changing economic patterns, and a focus on maintaining activity and accessibility. The framework supports a more pragmatic approach to town centre regeneration, recognising shifts in retail, working practices, and service provision.
Overall direction of the draft framework
The proposed changes to the NPPF seek to accelerate housing delivery and economic growth while integrating transport, environmental objectives, and place-making considerations.
With a proven track record in planning and property advisory services, SLC Property is well placed to help clients identify and unlock the opportunities created by the proposed changes to national planning policy. If you would like to discuss how these reforms could affect your land or development ambitions, please get in touch with our team.
