The updated National Planning Policy Framework (NPPF) places a strong emphasis on vision-led planning, with new development encouraged in sustainable locations that are, or can be made, accessible by public transport.
For our Development Planning team at the JPP Group, there are several important updates for developers and landowners:
🔹 Policy S5 – Development Outside Settlements
New residential and mixed-use development outside settlements should be located within a reasonable walking distance of a well-connected station. The policy also supports opportunities including the re-use of existing buildings and previously developed sites.
🔹 Walking distance and connectivity
A ‘Reasonable Walking Distance’ is identified as around 800 metres or 10 minutes’ walk, taking into account the quality of the route. A ‘Well Connected Station’ should have at least four trains per hour overall, or two per hour in one direction, and be within one of England’s top 80 Travel to Work Areas.
🔹 Sustainable transport
Policy TR3 reinforces the importance of locating development where people have genuine alternatives to private car use, with a focus on improving public transport and active travel connections.
🔹 Parking standards
The NPPF provides greater encouragement for maximum car parking standards in well-connected locations where these can support a shift towards more sustainable travel.
🔹 Transport impacts
Policy TR6 reiterates the importance of Transport Assessments, Transport Statements and Travel Plans, with development proposals potentially refused where they would have a severe adverse impact on the transport network.
The key message? Transport, accessibility and connectivity need to be considered from the earliest stages of development planning.
