The Government’s new National Planning Policy Framework (NPPF), published in August 2026, brings some important changes for farmers and rural landowners looking to develop, diversify or unlock the value of their land. It replaces the December 2024 Framework.
One of the most significant changes is the clearer approach to development outside settlements.
The new NPPF specifically identifies agriculture, horticulture and forestry, rural businesses and services, the reuse of existing buildings, previously developed land and certain forms of housing as development that should be supported in principle, unless the adverse impacts substantially outweigh the benefits.
For farmers, this could provide opportunities for agricultural buildings, farm diversification, rural businesses, tourism and the conversion or reuse of existing buildings.
Housing opportunities
The Framework also strengthens the policy response where there is an unmet need for housing. Outside settlements, development can be supported where an LPA cannot demonstrate a five-year supply of deliverable housing sites or has a Housing Delivery Test score below 75%, provided the proposed development is appropriately located and can be supported by infrastructure.
This means land which may previously have been regarded as having limited development prospects could warrant fresh consideration, particularly where it is well related to an existing settlement.
Landowners should think strategically
The new Framework places considerable emphasis on identifying land that is available, suitable and achievable, including its likely viability, development capacity and potential delivery timescale.
For landowners, this reinforces the importance of having land properly assessed rather than simply waiting for a site to be allocated.
A more positive approach to applications
Local planning authorities are expected to work positively and proactively with applicants, take a proportionate approach to planning issues and avoid refusing proposals that should clearly be approved.
The Framework also places limits on the use of prematurity as a reason for refusing planning permission. Both of the specified tests must be satisfied before a proposal should be refused on those grounds.
What should farmers and landowners do now?
The new NPPF makes it particularly important to review the planning potential of rural land and buildings.
If you own agricultural land, redundant buildings, a farmyard, land adjoining a settlement or land with potential for diversification or development, now is a good time to understand how the new national policy position affects its prospects.
The planning position has changed — and landowners should make sure their land strategy changes with it.
If you are considering a diversification, new farm shed or looking for large scale residential/ commercial development, please contact Tom or Carys on 01829423183.