The session focused on a number of significant changes to the planning system, including:
- The 30-month plan-making process
- The introduction of Spatial Development Strategies (SDSs)
- Recent updates to the National Planning Policy Framework (NPPF) and wider reforms to decision-making.
With many recent and emerging changes, the event provided an excellent opportunity to consider how the planning system may evolve over the coming months and years, and what this could mean for those in the industry.
Key takeaways
A faster approach to plan-making: 30 month plan making
One of the key topics discussed was the Government's 30-month plan-making process and the challenge of preparing Local Plans within a considerably shorter timeframe.
A recurring theme throughout the discussion was the importance of early engagement; given the need for local authorities to make decisions on growth strategies, site allocations, and Green Belt release earlier in the process. It was recognised that landowners, developers, and promoters will need to bring forward robust evidence and a clear development strategy at an early stage if sites are to be properly considered through the plan-making process.
Discussion centred around the increasing importance of demonstrating how sites can be delivered in practice, including the role of supporting information setting out delivery mechanisms, infrastructure requirements, and phasing. There was broad agreement that providing clear evidence of deliverability at an early stage will become increasingly important as authorities progress plans within shorter timescales.
The emergence of Spatial Development Strategies
The introduction of Spatial Development Strategies (SDSs) generated significant discussion, particularly given the uncertainty surrounding their relationship with Local Government Reorganisation and existing housing market area geographies.
Whilst SDSs are intended to provide a more strategic approach to planning across wider geographies, there remain important questions regarding their extent, governance, and implementation.
It was noted that, with SDSs expected to be adopted by 2029, there is potential for Local Plans adopted under the new plan-making system to come forward before Strategic Plans are in place, potentially creating the need for future review and a period of uncertainty or misalignment where Local Plans are being prepared or adopted before the relevant SDS is in place.
There was, however, broad agreement that SDSs are likely to become an increasingly important part of the planning framework. As documents that will help identify broad locations for growth over the longer term, they will present an important opportunity for developers and land promoters to engage in strategic discussions about future housing and employment provision.
The discussion also considered planning beyond the immediate plan period, including how authorities and stakeholders should approach growth over a 25-year horizon and the infrastructure, communities and investment needed to support that growth.
Understanding the latest NPPF reforms
The roundtable also explored the implications of recent changes to national planning policy and how these may influence decision-making across some of our key sectors.
Residential development
For residential schemes, discussion focused on three key areas that are expected to shape decisions in the coming years: development around railway stations, grey belt opportunities and proposals seeking to address unmet housing needs.
Discussion reflected on recent changes to policy relating to railway stations, including revisions to what may constitute a reasonable walking distance from public transport hubs. It was noted that some sites previously considered capable of benefiting from these provisions may no longer fall within the revised parameters, creating new challenges for certain development opportunities.
Grey belt policy also remained a prominent topic, with discussion focusing on how the revised framework is beginning to influence site promotion and decision-making. Alongside this, there was recognition that further interpretation of policies relating to unmet housing need is likely to emerge as decisions continue to be tested through appeals and the courts.
Employment and economic growth
Continued emphasis on economic growth and market signals was viewed positively by attendees.
In particular, discussion centred on the greater weight that can be afforded to evidence demonstrating market demand for employment development. Whilst policy support appears stronger than in previous years, there was recognition that the quality and robustness of supporting evidence will remain critical in demonstrating the need for development.
City centres
It was identified that there is increasing focus on city centres and the role planning can play in supporting their adaptation and regeneration.
There was interest in the greater policy support afforded to proposals that enhance vitality and support the ongoing evolution of city and town centres.
Design and placemaking
Alongside the above, recent reforms relating to design quality, design review processes and placemaking were explored, with participants recognising the growing importance of design considerations from the earliest stages of project development.
Changes to decision-making: National Scheme of Delegation
The session concluded with a discussion on proposed changes to planning decision-making, including the National Scheme of Delegation and emerging mayoral call-in powers.
Attendees heard how the new approach is intended to create greater consistency across the planning system by establishing a national framework for determining which applications should be decided by officers and which should proceed to planning committee. Under the proposed arrangements, applications would only be referred to committee where specified gateway tests are met.
Discussion focused on the importance of providing clear guidance around those gateway tests and ensuring certainty for applicants, officers and elected members. There was broad recognition that clarity around the operation of the new system will be crucial if it is to deliver a more streamlined and predictable decision-making process.
The conversation also turned to mayoral call-in powers and their potential role in the determination of major development proposals. Whilst many aspects of the proposals remain subject to further detail, attendees reflected on how increased mayoral involvement could influence decision-making for larger schemes and contribute to a more strategic approach to growth across wider areas.
A system undergoing significant change
A clear message emerged from the session - the planning system is entering a period of substantial change. From accelerated plan-making and the introduction of Spatial Development Strategies, to reforms to national policy and decision-making processes; developers, land promoters, and local authorities are adapting to a rapidly evolving landscape. While many aspects of the reforms are still taking shape, there was broad agreement that early engagement, strong evidence, and a strategic approach will be essential to navigating the opportunities and challenges ahead.
We would like to thank all those who participated in the discussion and contributed their insights throughout the event.
Participants: Rachel Clare (Bloor Homes) / Haydn Cooper (Calthorpe Estates) / Matt Fox (IM Properties) / Damien Holdstock (Indurent) / Alex Housden (Lendlease) / Lisa Turley (Muse) / Richard Lomas (Richborough) / Stuart Eustace (Sphere)
Turley Participants: Camilla Duckworth / Tom Armfield / James Bonner / Fiona Lee-McQueen / Simon Zargar / Parv Gandham / David Winter / Holly Okey / Scarlett Lambeth
To find out more about the latest version of the NPPF please visit our series page where we examine what the latest policy means in practice.
22 October 2026
