December has seen a series of significant Government announcements and legislative developments affecting the UK built environment. 

The Government has published the latest phase of its planning reforms, including a consultation on an updated National Planning Policy Framework (NPPF). Housing Secretary Steve Reed MP has said the changes are intended to “go further than ever before” in delivering 1.5 million new homes. 

Key revisions to the new NPPF could include the introduction of a default ‘yes’ in favour of building suitable homes around railway stations, supported by minimum housing density requirements. Similar support is proposed for building upwards in towns and cities, with development schemes that meet high design standards eligible for fast-tracking. 

The updated framework also aims to make it easier for developers - particularly small and medium-sized enterprises (SMEs) - to deliver higher-density housing on smaller sites and underutilised land where appropriate. A new “medium site” category, covering developments of between 10 and 49 homes, is intended to ensure more proportionate rules and costs for SME builders, including consideration of a potential exemption from the Building Safety Levy. 

Further proposals aim to streamline requirements on energy efficiency and Biodiversity Net Gain. The proposed new NPPF also encourages a wider mix of housing types, including rural affordable housing and accessible homes for older people and those with disabilities. 

Environmental measures feature in the updated framework, with new homes expected to incorporate nature-friendly features such as swift bricks to support biodiversity. Developments that strengthen local economies and provide new services - such as shops, leisure facilities and food production - may also receive preferential consideration. 

The revised NPPF runs to 125-pages and is accompanied by a 123-page consultation document containing 225 questions. The consultation is open until 10 March 2026. 

Alongside planning reform, the Planning and Infrastructure Act received Royal Assent. Several of its provisions align with the proposed new NPPF, particularly those related to the introduction of a strategic planning system across England. 

Separately, the Employment Rights Act also received Royal Assent. The legislation will apply to England, Scotland and Wales, but not Northern Ireland. Measures include rights to guaranteed hours, compensation for short-notice shift cancellations, restrictions on fire-and-rehire practices (subject to limited exceptions), day-one entitlements to paternity and parental leave, and strengthened trade union rights. 

Looking ahead, CIOB expects further Government announcements in early 2026 on the Future Homes Standard, reforms to the Energy Performance Certificate (EPC) system and construction products regulation. CIOB will continue to monitor policy developments and keep members and the wider industry informed. 

CIOB members wishing to share views on the NPPF or request further information can contact the CIOB Policy team at [email protected].