Rayner’s ‘default yes’ planning reform targets transport hubs in push for 1.5 million homes

Housing Secretary Angela Rayner has confirmed significant changes to the National Planning Policy Framework (NPPF) in England, introducing a “default yes” approach for councils regarding housing developments near transport hubs. The updated guidance aims to facilitate the construction of thousands of new homes within a reasonable walking distance of well-connected train and tram stations, a move Rayner describes as essential to addressing the housing crisis and raising living standards across the country.

The policy forms part of the government’s broader target to build 1.5 million new homes by the end of the current parliament. With the government approximately a quarter of the way towards this goal two years into a five-year term, Rayner stated that unlocking homes around transport hubs would help people live closer to work, schools, and services while supporting local businesses. The changes represent the most substantial rewrite of planning rules in more than a decade, shifting the balance towards a stronger presumption in favour of building in sustainable locations.

Under the new framework, developments on green belt land are permitted provided they adhere to specific “golden rules”. These requirements include delivering higher levels of affordable housing, creating new or improved green spaces, and ensuring support from appropriate infrastructure. The guidance also introduces new minimum expectations for housing volumes in these areas and mandates that at least 40 per cent of homes on larger developments must be accessible. Additionally, the policy offers stronger support for AI growth zones and datacentres.

Conversely, the reforms introduce protections for community assets, including pubs. Developers will be required to prove there is no reasonable prospect of keeping a pub as a going concern, including evidence that it was marketed for sale for at least a year, before converting the site to housing or offices. Conflicting local policies will carry less weight if they are inconsistent with these new national policies, streamlining the decision-making process for plan-making.

The announcement has drawn sharp criticism from opposition parties, who argue the policy undermines local devolution. Shadow Housing Secretary James Cleverly labelled the move a “power grab” by Labour, claiming it forces communities to accept development in inappropriate areas while exposing the green belt to unauthorised Traveller sites. Reform UK deputy leader Richard Tice echoed these concerns, stating the plans contradict the devolution agenda promised by Greater Manchester Mayor Andy Burnham, effectively stripping power from local councils and handing it to Whitehall.

However, the Centre for Cities welcomed the reforms as vital for long-term growth and productivity. Chief Executive Andrew Carter noted that the default ‘yes’ approach opens up space for high numbers of homes in locations well-connected to jobs in major cities. He argued that previous green belt restrictions had prevented development at key commuter route locations, and that permission by default around stations would unlock these sites without affecting more than a tiny fraction of green belt land.

The consultation on this approach was initially initiated under Rayner’s predecessor, Steve Reed, but the guidance is being confirmed this week as part of the updated NPPF. The changes are designed to provide clearer national policies, ensuring that sustainable development is prioritised over local objections that conflict with national housing targets.